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2003-01-17 Draft EAW DRAFT Environmental Assessment Worksheet Towne Lakes Phase II Mixed-Use Development NW '/4 of Section 36, T121 N, R24W Albertville, Minnesota 1 0 f'. January 17, 2003 Responsible Governmental Unit City of Albertville P.O. Box 9 Albertville, MN 55301-0009 Phone (763) 497-3384 Fax (763) 497-3210 ~. L1L_A,3~-.t ~ r 1--.--.-. ~t' '! Project Proposer Contractor Property Developers Company .~ -~~~ ~ 7100 Northland Circle, Suite 108 Minneapolis, MN 55428 Phone (763) 971-0477 E • ~ Fax (763) 971-0576 ueaung mKnaumuuu~ m Diem Consultant to Project Proposer 0 Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone (952) 937-5150 Fax (952) 937-5822 19990360.01 L i1 January 17, 2003 CONTENTS Page 1 1 iL DRAFT ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW) TOWNE LAKES Phase ~~ MIXED-USE DEVELOPMENT List of Tables ..................................................:............................................................ ii List of Exhibits ............................................................................................................. ii List of Appendices ....................................................................................................... ii 1. Project Title .......................................................................................................1 2. Proposer ......................................................................................................... ..1 3. RGU ................................................................................................................ ..1 4. Reason for EAW Preparation .......................................................................... ..1 5. Project Location .............................................................................................. ..1 6. Description ...................................................................................................... ..2 7. Project Magnitude Data .................................................................................. ..4 8. Permits and Approvals Required .................................................................... ..5 9. Land Use ........................................................................................................ ..5 10. Cover Types ................................................................................................... .. 7 11. Fish, Wildlife, and Ecologically Sensitive Resources ...................................... .. 7 12. Physical Impacts on Water Resources ........................................................... ..8 13. Water Use ....................................................................................................... 14 14. Water-Related Land Use Management District ............................................... 15 15. Water Surface Use .......................................................................................... 20 16. Erosion and Sedimentation ............................................................................. 20 17. Water Quality: Surface Water Runoff .............................................................. 21 18. Water Quality: Wastewaters ........................................................................... 23 19. Geologic Hazards and Soil Conditions ............................................................ 24 20. Solid Wastes, Hazardous Wastes, and Storage Tanks ................................... 26 21. Traffic .............................................................................................................. 28 22. Vehicle-Related Air Emissions ........................................................................ 28 23. Stationary Source Air Emissions ..................................................................... 28 24. Odors, Noise, and Dust ................................................................................... 29 25. earby Resources .......................................................................................... 30 26. isuallmpacts ................................................................................................. 31 27. ompatibility with Plans and Land Use Regulations ....................................... 31 28. I pact on Infrastructure and Public Services .................................................. 32 29. Cumulative Impacts ........................................................................................ 33 30. Other Potential Environmental Impacts ........................................................... 34 31. Summary of Issues ......................................................................................... 34 "~ Westwood Professional Services, Inc. Page i Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' TABLES ' Page ' 6.1 Housing Types ................................................................................................ ..2 8.1 Permits and Approvals Required .................................................................... ..5 10.1 Estimated Before and After Cover Types ........................................................ .. 7 1 12.1 Wetland Characteristics .................................................................................. 10 12.2 Proposed Wetland Impacts by Basin and Wetland Type ................................ 11 13.1 Municipal Water Demand Based on the "Ten State Standards" ..................... 14 14.1 Residential Suitable Area ............................................................................... 18 14.2 Residential Shoreland Density Analysis .......................................................... 18 15.1 Acres of Water Surface per Watercraft ........................................................... 20 r 17.1 Proposed Stormwater Ponds .......................................................................... 22 19.1 Soils within the Project Area ........................................................................... 25 20.1 Solid Waste Generation Estimate ................................................................... 26 , 20.2 Typical Solid Waste Composition .................................................................... 27 24.1 31 1 Typical Construction Equipment Noise Levels ................................................ Summa of Issues and Miti ation Measures 29 34 ' . ry g ................................................. EXHIBITS ' Exhibit Site Location Map ........................................................................................................1 2002 Aerial Photography and Adjacent Land Use .......................................................2 Preliminary Site Plan ...................................................................................................3 Existing Conditions ......................................................................................................4 Existing Cover Types ................................................................................................... 5 National Wetlands Inventory Mapping ......................................................................... 6 Shoreland Tier Analysis ............................................................................................... 7 USGS Topography and Minor Watershed Boundary .............. ..................................... 8 Preliminary Grading Plan .............................................................................................9 APPENDICES ' Appendix DNR Natural Heritage Database Search .................................................................... A Wetland Boundary Confirmation Letters ..................................................................... B Minnesota Survey Geological Well Log ...................................................................... C State Historic Preservation Office Correspondence ................................................... D Page ii ~`~ Westwood Professional Services, Inc. [] ~~ fl u ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW) TOWNS LAKES PHASE II MIXED-USE DEVELOPMENT Note to Preparers: The Environmental Assessment Worksheet provides information about a project that may have potential for significant environmental effects. The EAW is prepared by the Responsible Governmental Unit (RGU) or its agents to determine whether an Environmental Impact Statement (EIS) should be prepared. The project proposer must supply any reasonably accessible data for -but should not complete -the final worksheet. If a complete answer does not fit in the space allotted, attach additional sheets as necessary. The complete question as well as the answer must be included if the EAW is prepared electronically. Note to Reviewers: Comments must be submitted to the RGU during the 30-day comment period following notice of the EAW in the EQB Monitor. Comments should address the accuracy and completeness of information, potential impacts that warrant further investigation, and the need for an EIS. The City of Albertville must receive comments on this EAW by 4:30 p.m. Wednesday, March 5, 2003. 1. Project Title Towne Lakes Phase ll Mixed-Use Developme 2. Proposer: Contractor Property 3. RGU: Developers Company Contact person: Mike Waldo & Dave Hempel Contact person Address: Land Development Mgrs. Title: 7100 Northland Circle Address: Suite 108 Minneapolis, MN 55428 Phone: (763) 971-0477 Phone: Fax: (763) 971-0576 Fax: 4. Reason for EAW Preparation nt City of Albertville Linda Goeb City Administrator City of Albertville P.O. Box 9 Albertville, MN 55301-0009 (763) 497-3384 (763) 497-3210 ^ EIS Scoping D Mandatory EAW ^ Citizen Petition ^RGU Discretion ^ Proposer Volunteered If EAW or EIS is mandatory give EQB rule category subpart numbers(s) Part 4410.4300 Subp. 32.,Subp. 14.B.(22, and Subp. 19.B. and subpart name(s) Mixed Residential and Industrial-Commercial Industrial Commercial and Institutional Facilities and Residential Development. 5. Project Location County: Wri t CountX ' City: Albertville, Minnesota Twp: Part of the NW '/ of Section 36, T121N R24W Attach copies of each of the following to the SAW: • County map showing the general location of the project; • U.S. Geological Survey 7.5 minute, 1:24,000 scale map indicating project boundaries (photocopy acceptable); • Site plan showing all significant project and natural features. "~ Westwood Professional Services, Inc. Page 1 Towne Lakes Phase II Mixed-Use Development DRAFT EAW 6. Description January 17, 2003 a) Provide a project summary of 50 words or less to be published in the EQB Monitor. CPDC is proposing constriction of 215 residential units and up to 265,000 square feet of commercial development on 93.9 acres in the southeast quadrant of County Road 19 and 70th Street N.E. in Albertville, Minnesota. The project includes traditional neighborhood design principles and architecture. b) Give a complete description of the proposed project and related new construction. Attach additional sheets as necessary. Emphasize construction, operation methods, and features that will cause physical manipulation of the environment or will produce wastes. Indicate modifications to existing equipment or industrial processes and significant demolition, removal, or remodeling of existing structures. Indicate the timing and duration of construction activities. Towne Lakes Phase II (Vetsch property) is a mixed-use development proposed by Contractor Property Developers Company (CPDC) for construction in portions of the NW '/ of Section 36, T121N, R24W, City of Albertville, Minnesota. The project site is located north of Interstate 94, east of County Road 19, and south of 70th Street N.E in Albertville, Wright County, Minnesota (Exhibit 1). Existing land use surrounding the site consists of tilled agricultural fields to the north and west, Towne Lakes Phase I (Balfany property) to the east, and the existing Albertville Outlet Mall to the southwest. Phase two of the Albertville Outlet Mall will be located south of the project site. The project is bordered on the southeast by School Lake. Mud Lake and the municipal wastewater treatment facility are located east of School Lake (Exhibit 2). The proposed project includes 34 single-family lots, 55 detached townhomes, 24 row townhomes (102 units), and 12 twinhomes (24 units) for a total of 215 residential units (Exhibit 3). The following table provides a breakdown of the proposed housing types. Table 6.1. Housing Types Type of Housing Attached ' /Unattached Number of Units Row Townhomes Attached 102 Twinhomes Unattached 24 Detached Townhomes Unattached 55 Single Famil Lots 10,000 s . ft. Unattached 24 Sin le Famil Lots 15,000 s . ft. Unattached 10 Total Units 215 ' Attached units consist of groups of four or more units, each of which shares one or more common walls with another unit, as defined in Minnesota Rules Chapter 4410.0200. 0 1 1 ~ , Page 2 Westwood Professional Services, Inc. Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' Portions of the project are being designed through the use of traditional neighborhood design (TND) principles and architecture. TND includes narrower streets, variable setbacks, alleys, and public open space amenities. This approach seeks to achieve a ' walkable, neighborly feel to the development by placing houses, rather than garages, closer to the street, building sidewalks, creating tree-lined boulevards, and providing access to park spaces for everyone. Neighborhoods will be connected with sidewalks to promote pedestrian activity and connect to small neighborhood parks and open spaces. Commercial development is proposed in the western portion of the site on Outlots A, B, and C (see Exhibit 3). Businesses that could potentially be located in this portion of the site include a motel, automobile convenience store, and restaurants. The integration of residential and commercial development, combined with pedestrian convenience, is expected to reduce traffic generation. The Lakeshore buffer established on Towne Lakes Phase I (Balfany) will be extended onto the project site. The design includes dedication of a shoreland conservation easement averaging 30 feet wide as measured from the OHWL or the delineated wetland that is situated adjacent to the OHWL whichever is greater. Additional landscape buffer plantings will be provided that enhance vegetative quality and wildlife habitat. Native shoreland tree and shrub species such as red maple, black ash, swamp white oak, red- osier dogwood, highbush cranberry, and pussy willow will be planted within the established shoreland buffer. Permanent markers will be installed and maintained to identify the Lakeshore buffer area. Project construction is expected to begin in the spring of 2003 and be completed in the fall of 2006. However, the ultimate development schedule will depend upon market conditions. The site will be mass graded in two phases to install sewer and water and construct streets and building pads. Project construction will begin in the southern portion of the site and proceed toward the north. The three existing homes and other farmstead buildings will be demolished or moved, and disposed of in accordance with applicable regulations. The existing barn located in the southwestern portion of the site maybe converted to a community center to serve as an amenity within the park. ' Construction will convert approximately 73.4 acres of agricultural fields, 16.7 acres of grassland, and 0.2 acre of woodland to residential lots, streets, buildings, parking, stormwater ponding, and replacement wetland. The project will entail about 0.66 acre of wetland fill, excavation, and drainage, which will be mitigated by all applicable state and federal requirements. Best Management Practices (BMPs) will be implemented during and after construction to protect water quality and reduce the potential for soil erosion and sedimentation. c) Explain the project purpose; if the project will be carried out by a governmental unit, explain the need for the project and identify its beneficiaries. The purpose of Towne Lakes Phase II Mixed-Use Development is to provide life-cycle residential housing, retail opportunities, business services, and amenities for persons of all ages. The City of Albertville Comprehensive Plan (1995) identifies the need for ' additional housing for young couples, single person households, and older couples. The project is based on pedestrian-friendly traditional neighborhood design principals and ' "~ Westwood Professional Services, Inc. Page 3 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' integrates diverse housing types with nearby retail and business services. The project will be carried out by CPDC, a private developer. d) Are future stages of this development planned or likely? ^ Yes ~ No. if yes, briefly describe future stages, relationship to the present project, timeline, and plans for environmental review. Future stages of this development are not being proposed in conjunction with this project. e) Is the project a subsequent stage of an earlier project? D Yes ^ No. If yes, briefly describe the past development, timeline, and any past environmental review. The proposed project is the second and last phase of what is collectively referred to as Towne Lakes. The first phase (Balfany), included 150 single-family homes on 85 acres and its environmental effects were reviewed under the Balfany Residential Development EAW. The Balfany EAW was completed in July 2000 and the Albertville City Council adopted a negative declaration on October 30, 2000 (Resolution No. 2000-38). Towne Lakes Phase I (Balfany} is an existing project for which substantially all discretionary governmental decisions have been made. The entire 85-acre site has been rezoned to PUD District and a PUD Agreement has been executed. The overall density, housing type, and layout of homes and streets have been approved. Over 80 percent of the property has been platted. All shoreland approvals, and all required Minnesota Wetland Conservation Act, Minnesota Department of Natural Resources, and Army Corps of Engineers wetland permits have been issued, and all wetland replacement has been constructed. The entire 85-acre site has been graded and all streets and utilities have been constructed or are under contract. Home construction is proceeding in reliance on the October 2000 EAW negative declaration and on subsequent government approvals 7. Project Magnitude Data Total Project Acreage: 93.9 acres 0 1 [] Number of Residential Units: Unattached 113 Attached' 102 Maximum Units per Building 6 Commercial, Industrial, or Institutional Building Area (gross floor space): Total square feet 265,000 Indicate area of specific uses (in square feet): Retail/Office 220,000 z Warehouse Light Industrial Manufacturing N/A N/A N/A Other Commercial (specify) Motel/Restaurant/Automobile Convenience: ~45 Building Height Maximum 35 Feet Residential and 40 Feet Commercial If over 2 stories, compare to heights of nearby buildings Nearby buildings are 1 and 2-stories; the proposed project may include buildings up to 3 stories tall. n n 0 ' Attached units consist of groups of four or more units each of which shares one or more common walls with another unit, as defined in Minnesota Rules Chapter 4410.0200. 2 The retaiUoffice square footage is a preliminary estimate. Other Industrial N/A Institutional N/A Agricultural N/A Page 4 ~`~ Westwood Professional Services, Inc. , Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 0 fl 0 8. Permits and Approvals Required List all known local, state, and federal permits, approvals, and financial assistance for the project. Include modifications of any existing permits, governmental review of plans, and all direct and indirect forms of public financial assistance including bond guarantees, Tax Increment Financing, and infrastructure. All required permits and approvals will be obtained. Any necessary permits or approvals that are not listed in the table below were unintentionally omitted. Table 8.1. Permits and Approvals Required Unit of Government T e of A lication Status Cit of Albertville Rezonin from R-1A and B-2A to PUD t Submitted City of Albertville Preliminary Plat/PUD Approval Submitted City of Albertville Shoreland Conditional Use Permit/Variances 2 Submitted Cit of Albertville Final Plat A royal To be a lied for City of Albertville Site Plan Approval Submitted Cit of Albertville Grading Permit To be ap lied for Cit of Albertville Buildin Permit To be a lied for City of Albertville Municipal Water Connection Permit To be a lied for City of Albertville Sanitary Sewer Connection Permit To be a lied for Cit of Albertville WCA Certificate of Wetland Re lacement To be a lied for Wright County Permit for Access to County Road 19 To be applied for MN DNR Division of Waters DNR Public Waters Work Permit To be ap lied for MN DNR Division of Waters DNR Water A ro riation Permit To be a lied for MN DNR Div. of Lands and Minerals DNR Utilit Crossing License To be applied for MN Pollution Control A ency Sanitary Sewer Extension Permit To be applied for MN Pollution Control A enc NPDES/SDS General Permit To be a lied for MN De artment of Health Water Main Extension A royal To be applied for MN De artment of Health Sanita Sewer Extension Permit To be a lied for U.S. Army Co s of Engineers GP/LOP-98-MN To be ap lied for The project proposer is requesting the existing residential R-1 A District be rezoned to PUD, and the commercial area south of Laketown Drive (Outlot C) be rezoned from B-2A to PUD. See Item 14 for further discussion on variances. 9. Land Use n u fJ Describe current and recent past land use and development on the site and on adjacent lands. Discuss the compatibility of the project with adjacent and nearby land uses. Indicate whether any potential conflicts involve environmental matters. Identify any potential environmental hazard due to past land uses, such as soil contamination or abandoned storage tanks, or proximity to nearby hazardous liquid or gas pipelines. Land Use Historic aerial photography and statements made by the current landowners indicate the site has been continuously farmed for the past 66 years. Mr. and Mrs. Vetsch indicated they have farmed the land for the past 44 years, and prior to 1958, the Vetsch's parents farmed the site. Based on 2002 aerial photography, two homesteads and one large farmstead are located on ' "~ Westwood Professional Services, Inc. Page 5 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 the site (Exhibits 2 and 4). Existing land use of the site is primarily tilled agricultural with small areas of grassland, wetland, and woodland (Exhibit 5). Approximately 73 acres, or 78 percent of the site, is used for growing agricultural crops. Adioinin~ Land Use Compatibility The proposed project will include a mix of residential and commercial lots, and is compatible with existing and future adjoining land uses. The newly constructed Towne Lakes Phase I residential development is located east of the site, and the existing Albertville Outlet Malt is located southwest of the project site. Existing land north and west of the site is predominantly agricultural and undeveloped. The City of Albertville Proposed Land Use Plan indicates that adjoining land use to the west and south is guided for Industrial and Commercial, and land use to the east is guided for Low Density Residential. The second phase of the Albertville Outlet Mall will be located south of the project site. Potential for Environmental Contamination The City of Albertville requested that an ASTM Phase I Environmental Site Assessment (ESA) be conducted to identify recognized environmental conditions present at the site. Tetra Tech EM, Inc. completed a Phase I ESA for the property on June 23, 2000 and documented the following conditions on the project site: 1. Eleven structures including homes, a barn, metal pole barn, four silos or grain bins, storage sheds, and old corn cribs; 2. One 500-gallon gasoline above-ground storage tank (AST); 3. One 1,000-gallon diesel AST; 4. One fuel oil AST in the basement of the house; and 5. One pole-mounted transformer located on the east side of the farmstead. Tetra Tech observed slight soil staining near the ASTs in the metal pole barn, and indicated the property owners were not aware of any leaks or spills associated with the ASTs. Containers of petroleum and agricultural chemicals observed in the barn include: (1}seven five-gallon cans of oil, (2) a 55-gallon drum of multigear Tube, (3) seven five-gallon gas cans, (4) one 30-gallon drum of used motor oil, and (5) four 2.5-gallon containers of herbicide. Tetra Tech also observed concrete mix and spray paint. Item 13 contains specific information regarding domestic wells on the property and their proposed abandonment. An overhead transmission line crosses the property from the southeast to the northwest. Due to the presence of stained soil in the vicinity of the ASTs in the metal pole barn, Summit Envirosolutions, Inc. (Summit) conducted a Phase II ESA to further assess the potential for environmental contamination. The Phase II ESA identified gasoline and diesel range organics near the ASTs in the metal pole barn. Summit concluded the concentrations appeared consistent with normal farming operations, and did not recommend additional assessment for the project site. The project proposer will be required to properly dispose of any drums, ASTs, and other chemical containers that remain on the site prior to developing the property. No conflicts involving environmental matters are anticipated in conjunction with adjacent or nearby land uses. fl 1 1 [] 1 Page 6 "~ Westwood Professional Services, Inc. ' Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 10. Cover Types Estimate the acreage of the site with each of the following cover types before and after development. The cover type map (see Exhibit 5) indicates the site currently consists of tilled agricultural fields, wetlands, a small woodland, brush/grassland, lawn landscaping, two homesteads, and one farmstead. Table 10.1. Estimated Before and After Cover Types Land Cover Before (acres) After (acres) Tilled A ricultural Fields 73.4 0.0 Delineated Wetlands T es 1 through 8 1.3 1.3' Woodland/Forest 0.2 0.0 Brush/Grassland 17.9 1.2 Lawn/Landscaping 0.6 39.9 Im ervious Surface/Pavement/Buildin s 0.5 48.0 Stormwater Ponding 0.0 3.5 Total 93.9 93.9 ~ Although 0.66 acre of wetland will be filled, drained, or excavated and converted to stormwater ponding, 0.67 acre of new wetland will be created, and the net wetland acreage will not change. If Before and After totals are not equal, explain why: Before and after totals are equal. 11. Fish, Wildlife, and Ecologically Sensitive Resources a) Identify fish and wildlife resources and habitats on or near the site and describe how they would be affected by the project. Describe any measures to be taken to minimize or avoid impacts. ~_~ 0 Fish and wildlife resources on and near the site relate directly to the composition, quality, size, and connectivity of natural communities including grasslands, woodlands, and wetlands. Interpretation of historical aerial photography from the years 1937 through 1991 indicates the majority of the site (roughly 78 percent) has been tilled for agriculture for at least the past 66 years. Intensive agricultural land use has significantly altered most of the pre-settlement natural communities that once existed in this location. llfinnesota's Natural Heritage: An Ecological Perspective (Univ. of Minn. Press; Tester, 1995) suggests that natural vegetation in this portion of Wright County at the time of the Public Land Survey of 1847-1907 was maple-basswood forest. Land clearing for agriculture has displaced or extirpated many of the wildlife species that historically occurred within the maple-basswood community. The agricultural fields, grasslands, wetlands, and adjacent shallow lakes provide habitat for wildlife species commonly found in the upper Midwest such as pheasants, waterfowl, songbirds, small rodents, and amphibians. Other species adapted to agricultural land and habitat fragmentation also likely exist throughout the site. Cornfields provide seasonal food and cover for such species. "~ Westwood Professional Services, Inc. Page 7 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Some local decline in wildlife abundance is expected to result from the project. Measures to reduce the amount of species loss include preservation of a 30-foot vegetative shoreline buffer from the OHWL of School Lake or the delineated wetland that is situated adjacent to the OHWL whichever is greater, 0.67 acre of new wetland creation, 0.64 acre of upland buffer seeded to native prairie grasses and forbs, construction of approximately 4.28 acres of stormwater ponding, and creation of additional passive parkland and open space. These measures are expected to nominally mitigate adverse effects on some small wildlife. Populations of species that depend more on cropland and grassland, such as ring-necked pheasants, will be displaced. Migratory birds are expected to respond to the development by locating alternative nesting sites upon their return from wintering habitats. Non-migratory species with limited home ranges such as small mammals will experience more adverse effects. These species, such as meadow voles and shrews, will have to compete with other individuals of the same species in neighboring habitats for territory and resources. b) Are any state-listed (endangered, threatened, or special concern) species, rare plant communities or other sensitive ecological resources such as native prairie habitat, colonial waterbird nesting colonies or regionally rare plant communities on or near the site? ^ Yes ~ No If yes, describe the resource and how it would be affected by the project. Indicate if a site survey of the resources has been conducted and describe the results. If the DNR Natural Heritage and Nongame Research program has been contacted give the correspondence reference number: ERDB 20030476. Describe measures to minimize or avoid adverse impacts. There are no known state-listed species, rare plant communities or other ecological resources or regionally rare plant communities on the site. The Minnesota DNR Natural Heritage Program conducted a database search to determine if any records exist for occurrences of rare or endangered plants, animals, or communities on or within an approximate one-mile radius of the site. The DNR database search indicated there are no known occurrences of rare species or natural communities within the search area. The results of this search are contained in Appendix A. Because the DNR database is not based on a comprehensive inventory, there may be rare or otherwise significant natural features within the state that are not represented in the database. However, no rare communities or species were documented during the consultants' site reviews, and the DNR completed a survey of rare natural features for Wright County. Therefore, the information provided by the DNR is quite thorough. 12. Physical Impacts on Water Resources Will the project involve the physical or hydrologic alteration-dredging, filling, stream diversion, outfall structure, diking, and impoundment-of any surface water such as a lake, pond, wetland, stream or drainage ditch? H Yes ^ No If yes, identify the water resource affected and give the DNR Protected Waters Inventory number(s) if the water resources affected are on the PWI. Describe alternatives considered and proposed mitigation measures to minimize impacts. The project plans propose 20,306 square feet (0.47 acre) of wetland fill and drainage regulated by the City of Albertville, as the Local Government Unit (LGU) under the Minnesota Wetland Conservation Act (WCA); 20,073 square feet (0.46 acre) of wetland fill, I1 0 ~i r~ fl 1 u 1 Page 8 "~ Westwood Professional Services, Inc. ' u Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' excavation, and drainage regulated by the Army Corps of Engineers under Section 404 of the Clean Water Act; and 1,921 square feet (0.04 acre) of wetland fill in a public watercourse north of Mud Lake regulated by the Minnesota Department of Natural Resources. W l d et an and watercourse impacts will be replaced on site using a combination of New Wetland Credit (NWC) from two wetland replacement areas and Public Value Credit (PVC) from adjacent upland buffer. Overall, the project design provides 29,304 square feet (0.67 acre) of NWC wetland replacement and 27,778 square feet (0.64 acre) of upland buffer PVC. Wetland Delineation Westwood Professional Services, Inc. delineated and flagged six wetlands (Wetlands A through F) on the project site using the onsite routine determination method set forth in the Corps of Engineers Wetlands Delineation Manual (Environmental Laboratory, Waterways Experiment Station, 1987). Wetlands were classified according to Wetlands of the United States (U.S. Fish and Wildlife Service Circular 39; Shaw and Fredine, 1971) and Wetlands and Deepwater Habitats of the United States (FWS/OBS Publication 79/31; Cowardin et. al. 1979). Prior to delineating wetlands in the field, Westwood reviewed National Wetlands Inventory (NWI) mapping, FSA aerial slides for the years 1988 to 1999, the Soil Survey of Wright County, Minnesota (USDA, 1968), and the DNR Protected Waters Inventory for Wright County (Minnesota DNR, 1984). Wetland boundaries were marked b ink "wetland delineation" in fla s and located usin Yp p g, g professional land surveying methods. The delineated wetlands are shown on Exhibit 4. Westwood submitted a wetland delineation report to the City of Albertville on May 9, 2000. The Wright SWCD and the City of Albertville reviewed these boundaries in the field. On June 8, 2000, the City's consultant sent a letter to Westwood confirming and accepting the delineated wetland boundaries that are shown on Exhibit 4. This correspondence is included in Appendix B. Wetland Mapping t The Soil Survey shows the site includes Lester loam, 6-12 percent slopes; Angus-Cordova Complex, 0-5 percent slopes; Cordova loam, 0-2 percent slopes; and Angus loam 2-5 percent slopes. Hydric soils mapped on the site include Cordova loam (Hydric Soils of Minnesota, list revised December, 1995). ' NWI mapping shows six wetlands on the property including four Type 1, one Type 3, and one Type 5 wetland (Exhibit 6). These mapped areas closely correspond with the areas of wetland delineated on the property. ' The Protected Waters and Wetlands Inventory for Wright County (Minnesota DNR, 1984) indicates School Lake is Public Water 86-25P and Mud Lake is Public Water 86-26P. The ' DNR set the Ordinary High Water Level (OHWL) for these lakes at 947.3 feet above mean sea level (msl), based on the 1929 vertical datum. The OHWL was converted to the 1988 vertical datum, resulting in its adjustment to 947.65 feet, which corresponds to the vertical ' datum currently used by the City of Albertville. The DNR Inventory also depicts a DNR "~ Westwood Professional Services, Inc. Page 9 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Public Watercourse in the northern portion of the site, which flows north from Mud Lake and beneath 70~' Street NE. Wetland Descriptions Westwood Professional Services delineated and flagged six wetlands that encompass 55,342 square feet (1.27 acres) within the project site. Wetland A is a Type 5 DNR Public Watercourse with a Type 1 WCA jurisdictional wetland finger. The watercourse portion of this wetland is dominated by open water and reed canary grass. The Type 1 wetland finger protruding from the eastern side of the watercourse extends into manicured bluegrass lawn. Only the portion below the top of the bank of the channel of this watercourse is DNR- jurisdictional. Four of the six wetlands (B through E) are Type 1 Seasonally flooded basins that show signs of hydrologic and vegetative disturbance from historic agricultural and grazing practices. Several of these wetlands are partially drained by agricultural drain file and shallow ditches. Vegetation within these wetlands is also disturbed and in some cases monotypic reed canary grass. Observed species include reed canary grass, chufa, curly dock, and smartweed. Wetland F includes the shoreline of School Lake and is classified as a Type 5 wetland with a Type 1/3 fringe. This wetland extends offsite to the southeast. This wetland fringe of School Lake is dominated primarily by reed canary grass and livestock have heavily grazed the Type 1 portions of the wetland adjacent to the drainage swale to School Lake. Four of the six wetlands (A, C, D, and F} were determined to be tributary to navigable waters of the U.S. These wetlands are therefore Corps jurisdictional and subject to regulation under Section 404 of the Federal Clean Water Act. Characteristics of delineated wetlands are listed in Table 12.1. Table 12.1. Wetland Characteristics Wetland ID Wetland T e Size S . Ft. Size Acres Corps Status Corps Jurisdiction? A 5/1 9,907 0.23 Tributa Yes B 1 8,400 0.19 Isolated No C 1 7,357 0.17 Tributary Yes D 1 6,804 0.16 Tributa Yes E 1 2,960 0.07 Isolated No F 5; 1/3 fi-in e 19,914 0.46 Tributa Yes Total 55,342 1.27 [] 0 r L r L ~: Page 10 "~ Westwood Professional Services, Inc. ' ' Towne Lakes Phase II Mixed-Use Development DRAFT EAW LJ i~ n January 17, 2003 Proposed Jurisdictional Wetland Imuacts Proposed jurisdictional wetland impacts are summarized by wetland and type in Table 12.2. Table 12.2. Proposed Wetland Impacts by Basin and Wetland Type Wetland ID Wetland Type Im acted Fill S . Ft. Acres Excavation S . Ft. Acres Drainage S . Ft. Acres A 5/1 4,256 0.10 0 0 0 0 A DNR Watercourse 1,921 0.04 0 0 0 0 B 1 1,356 0.03 0' 0.32 4,448 0.10 C 1 0 0 6,318 0.15 1,038 0.02 D 1 5,146 0.12 0 0 0 0 E 1 2,960 0.07 0 0 0 0 F 5; 1/3 Erin e 1,102 0.03 292 0.01 0 0 Total 16,741 0.38 6,610 0.15 5,486 0.13 An additional 13,970 square feet of non jurisdictional wetland excavation is proposed in isolated wetland B. This excavation is not regulated under the WCA because it occurs in a Type 1 wetland. The WCA only regu]ates excavation in permanent or semi-permanently flooded areas of Type 3/4 wetlands. Sequencing The project proposer recognizes that sequencing is required to demonstrate that, to the extent practicable, wetland impacts have been avoided, minimized, reduced and eliminated over time, and replaced, in that order. The project proposer indicated that wetland impacts were avoided and minimized to the extent practicable in the proposed project design. However, total avoidance of wetland is not considered practicable on this site due to: (1) necessary street alignments, (2) commercial development consistent with the Comprehensive Plan, (3) ' stormwater pond requirements, and (4) maintenance of wetland hydrology within Wetland B. Consideration was given to multiple design alternatives including a No Build Alternative 1 before the project proposer settled on the Preliminary Site Plan shown on Exhibit 3. Only the No Build Alternative would avoid wetlands completely. However, the No Build Alternative is not considered practicable because: (1) the site is guided for residential and commercial ' use and would eventually be converted to these uses even if this project were not proposed at this time and (2) the No Build Alternative would not fulfill the ur ose of the roject , p p p . The project proposer will prepare a detailed alternatives analysis that will be included in the WCA, Corps, and DNR permit applications. As required by the WCA regulations, the alternatives analysis will include two alternatives m addition to the proposed project to avoid wetland impacts. Fill within Wetlands A and E is necessary for proposed street alignments; fill and drainage within Wetland B is essential to maintain wetland hydrology within this wetland following site development; excavation and drainage within Wetland C is necessary for stormwater pond construction; fill within Wetland D is unavoidable for commercial development consistent with the Comprehensive Plan; and fill within Wetland F is necessary for trail construction, park access, and stormwater conveyance channel construction. "~ Westwood Professional Services, Inc. Page 11 Towne Lakes Phase II Mixed-Use Development DRAFT EAW Wetland Replacement January 17, 2003 ' Under the Minnesota Wetland Conservation Act (WCA), 40,612 square feet (0.93 acres) of wetland replacement credit is required, and 20,073 square feet (0.46 acres) is required to meet Corps requirements. The proposed wetland replacement calculations follow: Wetland Replacement Required (Square Feet) Minnesota Wetland Conservation Act U.S. Arm.~rps of En ig~neers 14,820 wetland fill 0 Type 3, 4, 5 excavation 5,486 wetland drainage 20,306 x 2 2 to 1 replacement 40,612 minimum required 12,425 wetland fill 6,610 wetland excavation 1,038 wetland drainage 20,073 total impact x 1 1 to 1 replacement 20,073 minimum required Under the WCA, 40,612 square feet (0.93 acres) of wetland replacement will be required to compensate for the 14,820 square feet of wetland fill and 5,486 square feet of wetland drainage. Up to half of the wetland replacement maybe provided by upland buffer Pubic Value Credit (PVC), which can be applied toward the second half of the 2 to 1 replacement ratio. The project proposer will be required to monitor and document the success of the proposed wetland replacement under the WCA. The Corps will require 20,073 square feet (0.46 acres) of New Wetland Credit wetland replacement to compensate for 12,425 square feet (0.29 acre) of wetland fill, 6,610 square feet (0.15 acre) of wetland excavation, and 1,038 square feet (0.02 acre) of wetland drainage within Corps jurisdictional wetlands A, C, D, and F. The DNR and the Corps of Engineers will require replacement for 1,921 square feet of fill within the DNR public watercourse for the road crossing (1,821 square feet) and two outfails from adjacent stormwater ponds (100 square feet). The project will replace these impacts at a 2 to 1 ratio, consistent with WCA requirements. In all, the project will require a minimum of 22,227 square feet (20,306 S.F. + 1,921 S.F. _ 22,227) of NWC and an additiona122,227 square feet of PVC. The project exceeds these replacement requirements by providing 29,304 square feet (0.67 acre) of NWC, and 27,778 square feet (0.64 acres) of PVC derived from upland buffer. Proposed New Wetland Credit Exhibit 3 shows the locations of the two proposed wetland mitigation areas for Towne Lakes Phase II. Mitigation area M1 will result from excavating Wetland B to a hydrologically sustainable elevation. The bottom contour elevation within this proposed wetland is 946 feet, with 11,434 square feet of NWC anticipated below an elevation of 949 feet. An equalizer pipe will be installed between mitigation area M1 and Mud Lake, which will provide additional hydrology to the wetland during high water periods. Relative to the low quality, vegetatively monotypic, hydrologically disturbed wetland currently occupying this location, the proposed wetland replacement area is expected to provide higher functions and values with a sustainable hydrology source and greater vegetative diversity from native seed mixes. r 0 ~I I~~ __l 0 u ~J u Page 12 `fir Westwood Professional Services, Inc. 0 i i I '1 ~I CII i Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Mitigation area M2 is located in the southeastern portion of the project on the shore of School Lake. This wetland replacement area will be constructed by excavating above the OHWL of School Lake. Replacement area M2 will provide 17,870 square feet of NWC below an elevation of 948 feet. Compared to the marginal Type 1 wetlands this mitigation area will replace, M2 will have a sustainable source of hydrology from School Lake and will be seeded to a wet prairie and wildflower mix (Mn/DOT mix 25B) to increase vegetative diversity. This wetland will do more towards enhancing the water quality of School Lake than the existing, small isolated Type 1 wetlands because it will provide a vegetative buffer along the edge of the lake. Sufficient wetland hydrology for wetland creation is evident in the existing wetland (School Lake) directly adjacent to the wetland replacement area. Proposed wetland edges will feature irregular contours and slopes no steeper than 5:1 to help assure a functional transition to upland. Topsoil maybe spread in the basin bottoms at depths of 6 to 12 inches to produce finished grades and provide a fertile substrate for vegetation establishment. Topsoil spreading will be omitted in locations where the only available topsoil contains abundant reed canary grass propagules. Newly created wetland areas above water levels will be seeded to Mn/DOT seed mix 25B, a native wet prairie and wildflower mix. These native grasses, sedges, and wildflowers are expected to improve the wildlife habitat and visual value of the area. Proposed Public Value Credit The WCA allows PVC for upland buffers adjacent to wetland replacement areas. Towne Lakes Phase II will create 27,778 square feet of upland buffer PVC adjacent to mitigation area M2. This upland buffer will be a minimum of 16.5 feet wide with an average width of at least 25 feet. Slopes of the upland buffer will be designed to be 5:1 or more gradual. Newly graded upland buffer areas will be seeded to Mn/DOT seed mix 15B, a native prairie and wildflower mix. To minimize erosion and encourage slope stabilization, regraded surfaces will be seeded as soon as practical after completion of final grading. In addition, the project proposer has agreed to consider implementing low-impact development (LID) practices, such as vegetated swales and grassed filter strips, to further mitigate the potential for indirect impacts on School Lake. 13. Water Use Will the project involve installation or abandonment of any water wells, connection to or changes in any public water supply or appropriation of any ground or surface water (including dewatering)? Q Yes ^ No. If yes, as applicable, give location and purpose of any new wells; public supply affected, changes to be made, and water quantities to be used; the source, duration, quantity and purpose of any appropriations; and unique well numbers and DNR appropriation permit numbers, if known. Identify any existing and new wells on the site map. If there are no wells known on the site, explain methodology used to determine. The project site includes one registered well and one unregistered well (see Exhibit 4). According to the Well Location Points digital database from the Minnesota Geological Survey's (MGS) County Well Index, there is one field-verified registered well (Unique Well ' "~ Westwood Professional Services, Inc. Page 13 Towne Lakes Phase 11 Mixed-Use Development DRAFT EAW January 17, 2003 , No. 437596), which is associated with the home in the northeast portion of the project (Appendix C). The well data consists of a Geographic Information System (GIS) point coverage that was created from wells listed in the County We11 Index (CWI) database, and is current as of 2002. A second well associated with the farmstead in the southeast portion of the site was located in the field by Westwood Professional Services, Inc. The two wells identified within the project boundaries will be sealed and abandoned in accordance with the Minnesota Department of Health requirements prior to site development. The proposed project will be connected to and served by the Joint Powers Water Board (JPWB) public water supply and will not entail the installation of new domestic wells. The JPWB currently serves Albertville, St. Michael, and Hanover with four municipal wells that are permitted to pump up to 4,050 GPM (gallons per minute) and 675 MGY (million gallons per year). The JPWB public water supply is permitted under DNR Water Appropriation Permit number 79-3116. The average municipal water demand of the proposed project is estimated at 69,582 gallons per day based on Table 13.1 below. With the addition of Towne Lakes Phase II public water consumption, the peak demand on the JPWB water supply is expected to reach about 81 percent of the current supply, and the average annual use is expected to reach about 75 percent of the amount permitted for appropriation by the Minnesota DNR. The JPWB continues to plan for an adequate water supply to serve this and other future developments. The JPWB system expansions include a water treatment plant, an additional elevated reserve, a booster pump at the ground storage facility, and additional wells. Consequently, adverse effects on the municipal water supply are not anticipated. Table 13.1. Municipal Water Demand Based on the "Ten State Standards" Proposed Use Units Gross Acres Gallons/Acre' Average Gallons/Da Residential Z15 homes 60.87 600 36,522 Commercial 265,000 sf 33.06 1,000 33,060 93.93 Total 69,582 Maximum Daily Demand/Supply =((69,582 + 1,322,467) x 2.5)/4,320,000 = z 80.6% Ave. Annual Use/DNR Permitted Amount = ((69,582 x 365)+482.7 million) /675 million = ; 75.3% Gallons/acre/day for residential and commercial use are based on data from the "Ten State Standards" (Recommended Standards for Wastewater Facilities, Great Lakes -Upper Mississippi River Board of State and Provincial Public Health and Environmental Managers, 1997), as communicated by the Albertville City Engineer. Maximum Daily Demand is the average daily demand multiplied by a peaking factor of 2.5. 1,322,467 is the existing average daily demand on the JPWB water supply, based on use of 482.7 MGY in 2001, as indicated by DNR water appropriation permit records. Supply assumes one of the JPWB wells would be out of service and that the three remaining wells would pump at a total of 3,000 gpm for 24 hours. 675 million gallons per year is the amount currently authorized by the DNR under the JPWB Water Appropriation Permit. A temporary Minnesota DNR Water Appropriation Permit will likely be necessary because project construction dewatering necessary to install utilities will likely pump more than 10,000 gallons per day or 1,000,000 gallons per year. These thresholds trigger the need for a DNR Water Appropriation Permit. The DNR General Permit 97-0005 for Temporary Water Appropriations will likely apply, because construction dewatering will not likely exceed 50 million gallons in total and a duration of one year from the start of pumping. It is anticipated 0 1 fl ii Page 14 "r Westwood Professional Services, Inc. ' C~~ Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' that dewatering will be accomplished by pumping water from open trenches excavated for utility installation and discharging the appropriated water into sediment basins or stormwater ponds to allow suspended sediment to settle before the water drains to School or Mud Lakes. ' The quantity and duration of dewatering is unknown at this time, but dewatering activities are expected to be temporary. Dewatering will likely be accomplished by pumping water from open trenches excavated for utility installation. The appropriated water will be discharged into sediment basins or stormwater ponds. This method will allow suspended sediment to settle before the water drains to School or Mud Lake. The quantity and duration of dewatering is unknown at this time, but dewatering activities are expected to be temporary. ' 14. Water-Related Land Use Management District Does any part of the project involve a shoreland zoning district, a delineated 100-year ' flood plain, or a state or federally designated wild or scenic river land use district? H Yes ^ No If yes, identify the district and discuss project compatibility with district land use restrictions. Shoreland Overlay Zoning District About 49.36 acres of the 93.9-acre project site is located within the shorelands of two Natural Environment waters, School and Mud Lakes (Public Waters 86-25P and 86-26P, respectively). These shorelands fall within the S-1 Shoreland Overlay Zoning District shown ' on the City Zoning Map. The shoreland district extends 1,000 feet from the ordinary high water levels ("OHWL") of the lakes. The ordinary high water level of both School Lake and Mud Lake is 947.65 feet. h ' In t e early to mid-1990s, the DNR approved the City s Shoreland Overlay Zoning District Ordinance ("Shoreland Ordinance"). The Shoreland Ordinance included provisions to allow ' planned unit developments (PUDs) for new projects on undeveloped land, redevelopment of previously built sites, or conversions of existing buildings and land within a shoreland overlay zoning district. The Shoreland Ordinance provides that shoreland PUDs are processed as a conditional use. This involves a Planning Commission public hearing, subject to notice and comment by the DNR, and City Council approval of a conditional use permit. The shoreland PUD process is separate and distinct from review of a standard planned unit ' development (PUD) under the City's Zoning Ordinance. The Zoning Ordinance establishes two development procedures for standard PUDs: 1 } a PUD conditional use permit, whereby internal site design deviations are allowed in order to accommodate two or more principal structures, and/or facilities, and to improve site design and operation; and 2) a PUD zoning district whereby a mix of buildings and uses can occur which cannot otherwise be addressed under the Zoning Ordinance and whereby internal site deviations may also be allowed to improve site design and operation. During the earlier environmental review process for Towne Lakes Phase I, the DNR and the ' City identified several conflicts between the City's standard PUD and shoreland PUD review processes. Representatives of the DNR, the City and the project proposer met in November 2002 to discuss DNR concerns. On January 5, 2001, the DNR withdrew its initial objections to the City's preliminary approval of Towne Lakes Phase I, provided that several ' "~ Westwood Professional Services, Inc. Page 15 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 modifications to the development plan were included in the City's final project approval. The DNR also recommended that the City consider amending the Shoreland Ordinance to accommodate and clarify the appropriate use of standard PUD procedures in shoreland areas. In April 2001, after review and comment by the DNR, the City Council adopted an amendment to the Shoreland Ordinance to provide compatibility between the City's standard PUD and shoreland PUD review processes. The amendment authorizes the City to waive shoreland PUD provisions where the City approves a request to process an application as a standard PUD under the Zoning Ordinance. This allows flexibility in a variety of dimensional requirements without approval of a variance, including but not limited to setbacks, lot area, lot width, and building height, provided that site and design criteria enumerated in the amended Shoreland Ordinance are met. (Section 4908.75 of the Shoreland Ordinance). Subsequently, the City identified a need to adopt a second amendment to its Shoreland Ordinance to allow high quality development within commercially zoned shoreland areas, while allowing for impervious surface coverage that is reasonable for commercial uses. After substantial coordination with DNR, the City Council adopted a second amendment to the Shoreland Ordinance in August 2002. The amendment applies to shoreland overlay districts with an underlying Business zoning designation. It authorizes lot coverage to exceed 25 percent and be up to 80 percent, subject to site and design criteria enumerated in the amended Shoreland Ordinance (Section 4905.61 C of the Shoreland Ordinance). Approval of lot coverage greater than 25 percent in commercially zoned shoreland areas requires issuance of a conditional use permit, subject to prior notice and comment by the Minnesota Department of Natural Resources. The current proposal, Towne Lakes Phase II, is subject to and generally compatible with the amended Shoreland Ordinance. On December 23, 2002, representatives of the City and the project proposer met with John Stine, DNR Permits and Land Use Administrator, Division of Waters; Pete Otterson, DNR Shoreland Program Hydrologist; and Patty Fowler, DNR Area Hydrologist to discuss application of the City's amended Shoreland Ordinance to the currently proposed project. The DNR agreed with the City's method of calculating density under the ordinance and with its proposed procedures for allowing flexibility in shoreland dimensional requirements under the standard PUD District rezoning process that applies to this project. The DNR also verified that the City and project proposer had correctly identified the need for two Shoreland Ordinance variances due to the unique circumstances of the proposed development. These variances are discussed in greater detail below. The City's Zoning Ordinance specifies that in a PUD District, the land use designations in the Comprehensive Plan determine the maximum allowable density on the property. Approximately 60.87 acres of the project site are designated Low Density Residential which allows development of up to four units per gross acre. The total density of the proposed project is 3.53 units per acre (215 units}, which is less than the maximum density allowed under the Comprehensive Plan (243 units). This means that the project complies with Section 4908.75(2) of the amended Shoreland Ordinance. Density in the residential shoreland areas of the project site was calculated using procedures set forth in the amended Shoreland Ordinance. Shoreland tiers were offset from the OHWL in 320-foot increments. The tiers were adjusted to match lot lines and street center lines for the purpose of calculating lot density and impervious surfaces (Exhibit 7). Lots split by tier n fl C fl u u u ~~ Page 16 "~ Westwood Professional Services, Inc. ' Towne Lakes Phase 11 Mixed-Use Development DRAFT EAW January 17, 2003 boundaries were placed inside or outside the tier based on the location of the building pad. Tier 3 was extended 40 feet in order to calculate density within the 1,000-foot shoreland overlay district. Suitable development area within each tier was determined by excluding all wetlands, bluffs, and area below the OHWL of School and Mud Lakes. The project site does not include any slopes that meet the ordinance definition of a bluff. u C 0 n u 0 ~i r ii As reviewed with the DNR in the above-referenced December 23 meeting, the allowable base residential density was then calculated by dividing the suitable area within each tier by the single family residential lot size standard for lakes (20,000 square feet for nonriparian lots) as set forth in the Shoreland Ordinance. The nonriparian lot size was used because the current project does not include any riparian lots on School or Mud Lakes. Flexibility with respect to minimum lot widths and individual lot areas was assumed pursuant to the amended Shoreland Ordinance (Section 4908.75). The amended Shoreland Ordinance allows use of residential unit density increase multipliers if the impact on the water body is reduced through vegetative management or additional means acceptable to the City and the setback is at least 25 percent greater than the minimum setback. The minimum structural setback from the OHWL of School and Mud Lakes is 150 feet, and the proposed residential structures will be located at least 188 feet from the OHWL. The following lakeshore impact mitigating features were approved by the City and the DNR for Towne Lakes Phase I and will also be provided with the current proposal: A restored natural vegetative upland buffer at least 30 feet wide adjacent to the OHWL or the delineated wetland that is situated adjacent to the OHWL whichever is greater adjacent to the lakes. 2. A planting plan designed and implemented to enhance or restore the natural buffer, with a combination of grasses, shrubs, and trees appropriate to complement the natural habitat. 3. Much of this area has historically been tilled for agriculture crops. Native shoreland tree and shrub species, such as red maple, black ash, swamp white oak, red-osier dogwood, highbush cranberry, and pussy willow will be planted to protect and enhance natural environmental values. 4. Permanent markers installed and maintained to indicate the buffer edge along the entire shoreland boundary. 5. A homeowners association document created and recorded to provide for maintenance of shoreland markers, prohibit use of fertilizers containing phosphorus in rear yards, and provide a mandatory penalty for violations of the document's shoreland provisions. "~ Westwood Professional Services, Inc. Page 17 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 As shown in the following tables and on Exhibit 7, the proposed development includes 106 residential units within the shoreland overlay district. The Shoreland Ordinance allows 186 residential units in the shoreland when density multipliers are considered consistent with the procedures specified in the Zoning Ordinance and reviewed with the DNR on December 23. Table 14.1. Residential Suitable Area Unsuitable Area (square feet) Tier Total Area (sq. ft.) Total Area (acres) Wetlands Bluffs Lake Access Lots Suitable Area (sq. ft.) Suitable Area (acres) 1 292,577 6.72 19,914 0 0 272,663 6.26 2 607,148 13.94 12,251 0 0 594,897 13.66 3 706,175 16.21 11,380 0 0 694,795 15.95 Total 1,605,900 36.87 43,545 0 0 1,562,355 35.87 Table 14.2. Residential Shoreland Density Analysis 1 2 2a 3 4 5 6 7 ~ Suitable Suitable Required Allowable Density Allowable Density Tier A1.ea (sq. ft.) Area (acres) Lot Size Base Increase Density w/ proposed (sq. ft.) Density Multi Tier Multiplier 1 272,663 6.26 20,000 14 1.5 21 15 2 594,897 13.66 20,000 30 2.0 60 59 3 694,795 15.95 20,000 35 3.0 105 32 Total 1,562,355 35.87 79 186 106 Suitable area does not include wetlands, bluffs, lake access lots, or any area below the OHWL. See the Table 14.1 for details. In accordance with the Shoreland Ordinance, at least 50 percent of the residential shoreland area is open space. The project also includes increased structural setbacks from the OHWL and mitigating vegetative management features, which allows for use of density multipliers. About 72 percent of the residential shoreland area will be preserved as public or private open space. About 28 percent of the residential shoreland project area is impervious surface. Impervious surface represents the area occupied by homes, garages, roads, driveways, alleys and sidewalks. Residential shoreland area open space was calculated by dividing the total residential impervious surface area within the shoreland by the total residential shoreland project area. About 60 percent of the total residential and commercial shoreland area is open space. Over 50 percent of Tier 1 is preserved open space, but one half of the required open space in the shoreland is not located in Tier 1 as required by Section 4908.75(4) of the Shoreland Ordinance. Compliance with this requirement is not possible because the total Tier 1 area is less than the 50 percent preserved open space requirement. As discussed with the DNR on of December 23, the project proposer has applied to the City for approval of a variance from the strict application of this requirement. The project proposer has also applied for approval of a variance from Section 4908.75(3) of the Shoreland Ordinance, which establishes a 30 percent individual lot impervious surface coverage limit. The overall percentage of impervious surface for the entire residential shoreland area meets the 30 percent requirement, but several individual lots do not, especially in the townhome areas. r-, ~' 0 u u 0 ii u Page 18 Westwood Professional Services, Inc. u 0 [l ~~ J~~ J In Towne Lakes Phase 11 Mixed-Use Development DRAFT EAW January 17, 2003 The commercial shoreland portion of the project generally meets all applicable amended Shoreland Ordinance requirements. Approximately 78.5 of the commercial shoreland area is impervious surface, which requires City approval of a conditional use permit under Section 4905.61 C(1). The project is eligible for the conditional use permit because all buildings will be set back at least 300 feet, which is double the 150 foot Natural Environment structure setback. Storm water management, shoreland buffer, vegetative management and parking lot lighting criteria for issuance of the conditional use permit will also be met. If requested by the City, the project proposer will also consider including additional low impact development practices in the commercial shoreland area to capture and treat runoff from impervious areas above the 50 percent lot coverage. Low impact development practices that maybe considered include, but are not limited to, vegetative swales, depressional storage or infiltration areas, grass filter strips, and other similar practices. As part of the PUD District review process, the project proposer will also request flexibility to deviate from the 25-foot building height limit in the residential and commercial shoreland areas. Depending on final roof design, some of the residential homes may exceed 25 feet and the proposed motel in the commercial shoreland area south of the southerly access road will also likely exceed the 25-foot limit. Building height is not expected to exceed 40 feet in the shoreland area. As described in the response to Question 17 of this EAW, the proposed development complies with all requirements of the Comprehensive Plan and the City Storm Water Management Ordinance. Five new storm water ponds will be constructed to pretreat storm water runoff before discharging to School and Mud Lakes. These ponds will meet National Urban Runoff program guidelines for removal of suspended sediment, phosphorus, and other nutrients. Best management practices will be employed during construction to reduce erosion and sediment loading of storm water runoff. FloodUlain, Wild and Scenic River, and Other Areas The project site does not include a delineated 100-year floodplain, or a state or federally designated wild or scenic river land use district, and the project is not subject to a comprehensive land use plan of the Project Riverbend or the Mississippi River Headwaters Boards. ' The City of Albertville does not participate in the National Flood Insurance Rate Map Program (FIRM). Therefore, the Federal Emergency Management Agency (FEMA) has not established flood elevations and flood limits for School and Mud Lakes. Section 4905.22 of the City Zoning Ordinance indicates the lowest floor elevations must be placed at least three feet above the highest known water elevation, or the OHWL, whichever is greater. The DNR Division of Waters has indicated that the highest recorded water elevation for School and Mud Lakes does not exceed the DNR established OHWL of 947.3 feet. Therefore, basement elevations for homes near the lakes will require a minimum floor elevation of at least 950.3. n i~ "~ Westwood Professional Services, Inc. Page 19 Towne Lakes Phase II Mixed-Use Development DRAFT EAW 15. Water Surface Use January 17, 2003 , Will the project change the number or type of watercraft on any water body? Q Yes ^ No If yes, indicate the current and projected watercraft usage and discuss any potential overcrowding or conflicts with other uses. The proposed project may increase the number of watercraft on School Lake. Because only one communal pier is being proposed on School Lake, the increase in the number of watercraft on School Lake will be minimal. Only non-motorized watercraft are allowed on School and Mud Lakes. The communal pier will be located the southeastern portion of the project (see Exhibit 3), and consist of four boat slips that will provide space for possible paddleboats or canoes. The pier will not include an overhead cover (roof), but will include a wood railing around the perimeter. Afoot trail will provide access from the park to the pier. The Homeowners Association will likely be responsible for maintenance of the pier. Towne Lakes Phase I (Balfany) proposed four piers and one scenic overlook pier on Mud Lake, and two piers on School Lake. The piers are fitted with four boat slips, for a total of 24 slips. Estimates on the projected watercraft usage, including the number of acres of water surface per watercraft, are based on the proposed number of boat slips for Towne Lakes Phases I and II. Table 15.1 provides information on the acres of water surface per watercraft. Table 15.1. Acres of Water Surface per Watercraft Lake Surface Water (acres) goat Slips Acres of Water Surface er Watercraft Mud 128.0 24 5.3 School 76.0 12 6.3 Total 204.0 36 5.7 It is estimated there will usually be at least 5.7 acres of surface water per watercraft on School and Mud Lakes. Because motorized boats are not allowed the lakes and the DNR regulates the number of boat slips, watercraft conflicts regarding overcrowding or usage are not anticipated. 16. Erosion and Sedimentation Give the acreage to be graded or excavated and the cubic yards of soil to be moved: Acres: It is anticipated that approximately 87.5 acres of the 93.9-acre site will be graded, of which about 47 acres will be in the first phase of grading, and 40.5 acres in the second phase. All wetland impacts and new wetland creation will be completed during the first phase of grading. Cubic Yards: On-site grading: X400,000 cubic yards (Note: the anticipated cubic yards of grading is a preliminary estimate that is subject to change) r-, u I J 1 Page 20 "` Westwood Professional Services, Inc. ~. Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Describe any steep slopes or highly erodible soils and identify them on the site map. ' Describe any erosion and sedimentation control measures to be used during and after project construction. The USDA/NRCS Highly Erodible Land (HEL) List for Wright County Minnesota (1998) indicates there are no highly erodible soils identified on the site: Additionally, there are no slopes greater than 12 percent on the site, according to two-foot contour mapping and the Soil Survey of Wright County, Minnesota (USDA, 1968). Existing topography ranges from about 946 feet near School Lake to 972 feet in the central portion of the site, north of School Lake. USGS topographic mapping (Exhibit 8) indicates that surface topography is gradually undulating and becomes steeper in the central and northern portions of the site. Because the project will involve disturbance of more than five acres of land (Exhibit 9), application for coverage under the NPDES/SDS General Permit will be submitted to the Minnesota Pollution Control Agency prior to initiating earthwork on the site. This permit is required for discharge of stormwater during construction activity and requires that Best Management Practices (BMPs) be used to control erosion and that all erosion controls be inspected after each rainfall exceeding 0.1 inch of precipitation. Erosion control practices to be considered for use on the site include: 1. Construction of temporary sediment basins in the locations proposed for stormwater ponding, and development of these basins for permanent use following construction. 2. Silt fence and other erosion control features installed prior to initiation of earthwork and maintained until viable turf or ground cover is established on exposed areas. 3. Periodic street cleaning and installation of a rock construction entrance to reduce tracking of dirt onto public streets. 4. Stabilization of exposed soils within 14 calendar days of completion of rough grading unless otherwise directed by the project engineer. 5. Energy dissipation, such as riprap, installed at storm sewer outfalls. t 6. Use of cover crops, native seed mixes, sod, and landscaping to stabilize exposed surface soils after final grading. Erosion control plans must be reviewed and accepted by the City of Albertville prior to project construction. Because the above BMPs will be implemented during and after construction, potential adverse effects from construction-related sediment and erosion on ' water quality will be minimized. 17. Water Quality: Surface Water Runoff a) Compare the quantity and quality of site runoff before and after the project. Describe permanent controls to manage or treat runoff. Describe any stormwater pollution prevention plans. Existing surface water runoff drains southeast and overland to School and Mud Lakes. After development, stormwater runoff from impervious surfaces will be routed through the proposed ponding system, which will be designed to reduce peak runoff rates and meet all requirements of the City of Albertville Comprehensive Plan (September, 1995}. Stormwater ponds will be designed to meet NURP (National Urban Runoff Program) ' "~ Westwood Professional Services, Inc. Page 21 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 , guidelines for removal of suspended sediment, phosphorus, and other nutrients from Stormwater runoff before discharging to School and Mud Lakes. The total quantity of surface water runoff will increase after development due to the addition of approximately 48 acres of impervious surface. The increase in impervious surface will be mitigated by construction of five new Stormwater ponds designed to increase the total flood storage volume on the site and handle a 2-, 10-, and 100-year storm event prior to discharging to School and Mud Lakes. The rate control to be provided by the stormwater ponds will not increase the 100-year HWL (High Water Level) of School and Mud Lakes. One existing stormwater pond located within Town Lakes Phase I (Balfany) will also be used to store runoff from Towne Lakes Phase II. This pond was appropriately sized to store runoff from Phase I and anticipated runoff from Phase II. Characteristics of the six Stormwater ponds are summarized in Table 17.1 below and shown on Exhibit 3. Table 17.1. Proposed Stormwater Ponds P d At'ea at NWL on Location NWL, Sq. Ft. Acres 1 Towne Lakes Phase I (Balfan) 948.0 35,460 0.81 2 Southeast 948.5 15,005 0.34 3 West 951.0 36,925 0.85 4 Southeast Corner 948.0 40,102 0.92 5 Northeast 946.0 45,000 1.03 6 Northeast 946.0 14,183 0.24 Total 186,675 4.28 Best Management Practices will be employed during construction to reduce erosion and sediment loading of Stormwater runoff. Inspection and maintenance of Best Management Practices during construction will be consistent with NPDES/SDS General Permit requirements, including site inspection after rainfall events, perimeter sediment control maintenance, and sediment removal. b) Identify routes and receiving water bodies for runoff from the site; include major downstream water bodies as well as the immediate receiving waters. Estimate impact runoff on the quality of receiving waters. According to the DNR Division of Waters digital watershed mapping and the City of Albertville Comprehensive Plan (1995), the project site is located within the Otsego Creek minor watershed (see Exhibit 8). Stormwater runoff generated from this development will be routed into one of five onsite Stormwater ponds and one offsite pond. These Stormwater ponds will be designed according to NURP (Nationwide Urban Runoff Program) guidelines to handle a 100-year storm event prior to discharging to School and Mud Lakes. Ponds 2 and 3 will flow through Pond 1 and discharge into School Lake. Pond 4 will also discharge to School Lake. Ponds 5 and 6 will flow into the DNR waterway outlet from Mud Lake, which flows to the north boundary of the site, under 70th Street N.E. into Otsego. The proposed G [~ u 0 i~ [] u u 0 1 0 Page 22 "~ Westwood Professional Services, Inc. Towne Lakes Phase 11 Mixed-Use Development DRAFT EAW January 17, 2003 ' routes for stormwater runoff will provide rate control and water quality treatment. The ponds will hold the runoff from impervious surfaces and release it at controlled rates, which will not exceed existing peak runoff rates for the 2-, 10-, and 100-year storm events. The project will have a negligible effect on the quality and water levels of downstream water resources. 18. Water Quality: Wastewaters a) Describe sources, composition and quantities of all sanitary, municipal and industrial wastewater produced or treated at the site. Only normal domestic sewage wastewater production is expected. Sanitary wastewater ' production has been estimated at 69,520 GPD (gallons per day) based on the methods described under Item 13. b) Describe waste treatment methods or pollution prevention efforts and give estimates of composition after treatment. Identify receiving waters, including major downstream water bodies, and estimate the discharge impact on the quality ' of receiving waters. If the project involves on-site sewage systems, discuss the suitability of site conditions for such systems. No onsite wastewater treatment is proposed. All wastewater will be discharged to the City of Albertville sanitary sewer system. The 1993 NPDES Permit that was issued to Albertville Wastewater Treatment Plant (WWTP) for the Mud Lake discharge included monitoring requirements for several parameters for Mud Lake. The performance of the Albertville WWTP has resulted in the continual improvement of water quality in Mud Lake, despite a continuing increase in phosphorus concentrations from runoff and other surface waters. In recent years, municipalities in the area of the Crow River basin have received effluent phosphorus limits of one milligram per liter (mg/L), and in several instances, have voluntarily presumed that such effluent limits are prerequisite to obtaining NPDES Permits. Albertville is one of these municipalities, and it has elected to construct a biological phosphorus removal system to this end. The one mg/L concentration is among the lowest in the Upper Mississippi basin, with the exception of Bemidji and Melrose. c) If wastes wilt be discharged into a publicly owned treatment facility, identify the facility, describe any pretreatment provisions and discuss the facility's ability to handle the volume and composition of wastes, identifying any improvements necessary. Wastewater will flow to a 12-inch municipal gravity sewer, which connects to a lift station and then to a 10-inch force main that leads away from the lift station and ultimately discharges to the Albertville WWTP. The estimated daily wastewater flow of 69,520 gallons is well below the 235,000 GPD excess capacity of the Albertville WWTP. The Albertville WWTP has a current treatment capacity of 615,000 GPD, currently treats about 380,000 GPD. The City of Albertville has planned for trunk sewer to accommodate full development of the City consistent with the Comprehensive Plan, and has adopted wastewater treatment expansion improvements to treat up to 925,000 GPD for growth expected within its service area beyond the year 2010. It is not anticipated "~ Westwood Professional Services, Inc. Page 23 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 that this project will create an additional need for improvements to the sanitary trunk sewer system or the Albertville WWTP. d) If the project requires disposal of liquid animal manure, describe disposal ' technique and location and discuss capacity of handle the volume and composition of manure. Identify any improvements necessary. Describe any required setbacks for land disposal systems. The project will not include facilities that generate liquid animal manure requiring disposal. 19. Geologic Hazards and Soil Conditions a) , Approximate depth (in feet) to groundwater: 3.9 minimum 9.9 average Approximate depth to groundwater is based the elevation of lake water levels and geotechnical information obtained for Towne Lakes Phase I. American Engineering Testing, Inc. and Braun Intertec Corporation performed geotechnical evaluations in June 1997 and October 1999, respectively. Standard soil borings and piezometers were used to collect information on groundwater levels. In general, groundwater was encountered at depths ranging from 3.9 to 16 feet below the surface, which corresponds to surface elevations of 948.9 to 967.2 feet above msl. Approximate depth (in feet) to bedrock: 100 minimum 150 average , Surface elevations across the site range from about 946 to 972 feet above msl. The highest slopes are located in the central and northern portions of the site. Depth to bedrock ranges from 100 to 200 feet, with an average depth of approximately 150 feet. b) Describe any of the following geologic site hazards to ground water and also ' identify them on the site map: sinkholes, shallow limestone formations or karst conditions. Describe measures to avoid or minimize environmental problems due to any of these hazards. No known geologic hazards in the form of sinkholes, faults, shallow limestone formations, and karst topography are present on the project site. Measures to avoid or ' minimize environmental problems due to these hazards are not proposed. Page 24 `~~ Westwood Professional Services, Inc. [7 u Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 c) Describe the soils on site, giving NRCS (SCS) classifications, if known. Discuss soil granularity and potential for groundwater contamination from wastes or chemicals spread or spilled onto the soils. Discuss any mitigation measures to prevent such contamination. The Soil Survey of Wright County (USDA/NRCS, 1999) indicates the following soils occur within the project area: Table 19.1. Soils within the Project Area I~ fJ ~~ S mbol Soil Name Hydric' Acreage 106C2 Lester loam, 6-12% slo es, eroded No 4.5 1094B Angus-Cordova Com lex, 0-5% slopes No 75.0 1156 Cordova loam, 0-2% slo es Yes 13.0 1362B An us loam, 2-5% slo es No 1.0 W Water 0.5 Total 94.0 ' Based on the NRCS List ofHydric Soils of Minnesota (1995). According to the Soil Survey, the site is located on the Hayden-Dundas-Peat Association, which consists of deep, medium and moderately fine textured soils on gently rolling uplands. The mineral soils in this association formed under a hardwood forest in loamy glacial till with a high lime content that supports species such as oaks, basswood, black walnut, and red and white pine. Soils in this association are mostly deep loamy and silt loamy with a subsoil of clay loam and silty clay. Hayden soils are located on the slopes and are well drained. Dundas soils are found on flats and are poorly drained. The finer textured Dundas subsoil restricts the movement of water. Peaty soils are found in the depressional areas underlain by silty material. ' A majority of the site is located on Angus-Cordova complex 0-5 percent slopes and Cordova loam. The Angus series consists of very deep, well-drained soils formed in calcareous loamy glacial till. Permeability is moderate and runoff is low. A seasonal high apparent water table is at 3.5 to 6 feet during March to June in most years. Cordova loam consists of soils with less than 2 percent slopes and are very deep, poorly drained soils that formed mostly in loamy calcareous glacial till. These soils have moderately slow permeability and surface runoff is low. The potential for groundwater contamination is estimated to be moderate based on the permeability of the dominant soil types found on the site. Sensitivity of groundwater systems to pollution is indicated by the approximate time it takes water to infiltrate the land surface until it is discharged or pumped from an aquifer. Although shallow groundwater is highly susceptible to contamination, moderately permeable soils with finer textures will slow or restrict the movement of water, which extends the time needed for chemicals to break down before reaching the water table. "~ Westwood Professional Services, Inc. Page 25 Towne Lakes Phase 11 Mixed-Use Development DRAFT EAW January 17, 2003 20. Solid Wastes, Hazardous Wastes, and Storage Tanks a) Describe types, amounts and compositions of solid or hazardous wastes, including solid animal manure, sludge and ash, produced during construction and operation. Identify method and location of disposal. For projects generating municipal solid waste, indicate if there is a source separation plan; describe how the project will be modified for recycling. If hazardous waste is generated, indicate if there is a hazardous waste minimization plan and routine hazardous waste reduction assessments. It is anticipated that solid waste generation will be typical of developments of this sort. According to the Minnesota Office of Environmental Assistance, there are no available statewide solid waste generation studies for Minnesota. Based on data provided by the California Integrated Waste Management Board (http://www.ciwmb.ca.gov/WasteChar/WasteGenRates/default.htm and Solid Waste Characterization Study: Results and Final Report, December 1999), solid waste generation for the development is estimated at 1,843 tons per year. This estimate is detailed in the following table. No animal manure, sludge, or ash generation is anticipated. Table 20.1. Solid Waste Generation Estimate Use Unit of Measure Tons/Unit Year Number of Units Waste Generation Estimate (Tons/Year) Sin le Famil Residential Unit 1.88 113 212 Multi-Family Residential Unit 0.97 102 99 Retail/Office 100 SF 0.51 2,200 1,122 Motel 100 SF 1.08 300 324 Restaurant 100 SF 0.57 150 86 Total 1,843 Types of solid waste generation expected and the relative percentage of each type (by weight) are estimated in the following table. These estimates are rough approximations based on studies of similar but unrelated developments (Solid Waste Characterization Study: Results and Final Report, California Integrated Waste Management Board, December 1999). 'J fj ,: ; Page 26 "~ Westwood Professional Services, Inc. f' LJ Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Table 20.2. Typical Solid Waste Composition Waste T Percenta e ype Residential Retail Office Motel Restaurant Pa er 27.6 39.9 40.9 37.2 39.9 Glass 4.0 2.4 3.1 9.8 2.4 Metal 4.6 7.7 7.3 3.2 7.7 Plastic 8.8 10.0 11.0 10.4 10.0 Other Organics' 45.0 30.6 31.1 37.1 30.6 Construction/Demolition ~ 4.5 6.4 3.9 1.2 6.4 Household Hazardous Wastes 0.3 0.3 0.7 0.0 00.3 Special Waste a 1.2 2.0 1.0 0.4 2.0 Mixed Residue 4.0 0.7 1.0 0.7 0.7 Total 100 100.0 100.0 100.0 100.0 ' Other Organic includes such items as food, leaves, grass, prunings, and textiles. z Construction/Demolition includes items such as concrete, asphalt, lumber, gypsum board, and soil. 2 Household Hazardous Waste includes items such as paint, vehicle fluids, and batteries. 3 Special Waste includes items such as ash, sewage solids, industrial sludge, and bulky items The City of Albertville does not require recycling, but does have a biweekly curbside recycling program for cardboard, newspaper, glass, aluminum, plastic, mixed mail, and magazines. Participation in recycling program by future residents of the site will be expected to reduce costs for solid waste trucking and disposal. The City of Albertville contracts with various licensed solid waste haulers for disposal of non-recycled waste. The licensed haulers truck the waste to an approved sanitary landfill. b) Identify any toxic or hazardous materials to be used or present at the site and identify measures to be used to prevent them from contaminating groundwater. If the use of toxic or hazardous materials will lead to a regulated waste, discharge or emission, discuss any alternatives considered to minimize or eliminate the waste, discharge or emission. As discussed under Item 9, the petroleum and agricultural chemicals that have been stored on the site in the past will be properly disposed of prior to development of the property. Future businesses that may generate hazardous wastes within the proposed project will be required to be licensed annually by the MPCA. The licensing and inspection requirements of the MPCA are expected to mitigate or minimize the potential impacts from these normal business activities. Consideration will be given to 1 development of spill and leak detection and prevention technologies, as well as double- walled tank construction, to reduce the potential for groundwater contamination from storage tanks that maybe developed if the retail portion of the project includes a automobile convenience station. Any underground storage tanks will be installed according to MPCA regulations. ' "~ Westwood Professional Services, Inc. Page 27 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 c) Indicate the number, location, size and use of any above or below ground tanks to store petroleum products or other materials, except water. Describe and emergency response containment plans. As listed and discussed under Item 9, three above ground storage tanks (ASTs) were observed on the site during the inspection for the Phase I Environmental Site Assessment prepared by Tetra Tech EM, Inc. These tanks will be properly disposed of prior to development of the property. It is currently unknown whether above or below ground tanks to store petroleum or other materials will be located on the project site. If the above or below ground tanks are proposed on the site, they will be installed according to MPCA regulations and consideration will be given to spill and leak detection and prevention technologies, as well as double-walled tank construction. 21. Traffic Provide and estimate of the impact on traffic congestion on affected roads and describe any traffic improvements necessary. If the project is within the Twin Cities metropolitan area, discuss its impact on the regional transportation system. See Traffic Study. 22. Vehicle-Related Air Emissions Estimate the effect of the project's traffic generation on air quality, including carbon monoxide levels. Discuss the effect of traffic improvements or other mitigation measures on air quality impacts. Note: If the project involves 500 or more parking spaces, consult EAW Guidelines about whether a detailed air quality analysis is needed. The increased traffic will generate a corresponding increase in carbon monoxide levels and other vehicle-related air emissions but will have a minimal effect on air quality. 23. Stationary Source Air Emissions Describe the type, sources, quantities and compositions of any emissions from stationary sources of air emissions such as boilers, exhaust stacks or fugitive dust sources. Include any hazardous air pollutants (consult EAW Guidelines for a listing) and any greenhouse gases (such as carbon dioxide, methane, nitrous oxide) and ozone-depleting chemicals (chloro-fluorocarbons, hydrofluorocarbons, perfluorocarbons or sulfur hexafluoride). Also describe any proposed pollution prevention techniques and proposed air pollution control devices. Describe the impacts on air quality. Stationary sources of air emissions are not anticipated as a result of this project. t fl it 1 C~ i I t I~I f~ Page 28 "~ Westwood Professional Services, Inc. ' Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 ' 24. Odors, Noise, and Dust Will the project generate odors, noise or dust during construction or during 1 operation? (~ Yes ^ No If yes, describe sources, characteristics, duration, quantities or intensity and any proposed measures to mitigate adverse impacts. Also identify locations of nearby sensitive receptors and estimate impacts on them. Discuss potential impacts on human health or quality of life. (Note: fugitive dust generated by operations may be discussed at item 23 instead of here.) [l it It is anticipated that noise levels will increase locally during construction of Towne Lakes Phase II. The noise levels on and adjacent to the site will vary considerably depending on the pieces of equipment being operated simultaneously, the percent of time in operation, and the distance from the equipment to the receptors. It is anticipated that most construction activities will be confined to the hours between 7:00 am and 7:00 pm and that a number of machines could potentially be operating simultaneously. Noise generation estimates for various types of equipment that maybe used on the site are given in the following table. Table 24.1. Typical Construction Equipment Noise Levels n 1 i~ J Machine Type Manufacturer Model Noise Level (dBA at 200' Noise Level (dBA) at 400' Noise Level (dBA) at 800' Crane' American 7260 70 64 S8 Crane' American 5299 S8 S2 46 Backhoe' Link Belt 4000 80 74 68 Backhoe' John Deere 609A 73 67 61 Front Loader' Cate illar 980 72 66 60 Front Loader' Cate illar 966 69 63 S7 Scraper' Caterpillar 660 80 74 68 Scra er' Cate illar 641B 73 67 61 Truck ~ Uns ecified Unknown 79 73 67 Jack Hammer Z Uns ecified Unknown 76 70 64 'Data originated from a Federal Highway Administration study published in 1973. 2 Data originated from the Traffic Noise and Vibration Manual, Illinois Department of Transportation, 1977. No known sensitive noise receptors are in the vicinity of this development. Several farmsteads exist north of 70th Street and west of County Road 19 and commercial development exists west of County Road l9 and south of I-94, south of the site. Surrounding properties are proposed for residential, commercial, and industrial uses. Consideration will be given to limiting the daily duration of a majority of the construction activity to 7:00 am and 7:00 pm to help minimize objectionable effects of noise generated by construction activity. The construction process is also expected to generate some dust. It is not anticipated that fugitive dust will be generated in objectionable quantities. Consideration will be given to suppression of airborne dust by application of water if significant fugitive dust generation occurs during site grading. It is not anticipated that construction or operation of Towne Lakes Phase II will generate significant odors. I "r Westwood Professional Services, Inc. Page 29 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 25. Nearby Resources Are any of the following resources on or in proximity to the site? If yes, describe the resource and identify any project-related impacts on the resource. Describe any measures to minimize or avoid adverse impacts. Archaeological, historical or architectural resources? ^ Yes D No A cultural review was requested from the State Historic Preservation Office (SHPO) in advance of EAW publication to expedite the review process. Towne Lakes Phase II was assigned SHPO Number 2003-0563 and correspondence from SHPO is included in Appendix D. Based on their review, the SHPO concluded that there are no properties listed on the National or State Registers of Historic Places, and no known or suspected archaeological properties in the area that will be affected by the project. According to the SHPO, the search area consisted of Section 36 in Township 121 North, Range 24 West. Ms. Christina Harrison of Archaeological Research Services (AES) conducted a cultural resource reconnaissance survey for Towne Lakes Phase I and II and surrounding properties between June 11 and July 19, 2000. Ms. Harrison compiled her methods and findings in a Final Technical Report dated August 2000. A summary of Ms. Harrison's results for Town Lakes Phase II follows: "Most of this segment, which encompasses the area west/northwest of School Lake, is still under active cultivation. With the exception of (1) a grassy area in the southern portion (all low and wet near the lake and therefore lacking in archaeological potential) and (2) a still inhabited farmstead with subsoil disturbances that eliminated the need for testing, the entire area had been planted this spring and did, at the time of survey, provide excellent surface exposure between rows of emerging crops. All were visuall~nspected, with ne a.~ five results." Because the project will require a Section 404 Permit (GP/LOP-98-MN) from the U.S. Army Corps of Engineers, which constitutes Federal involvement, SHPO's finding will need to address the requirements of Section 106 of the National Historic Preservation Act. Prime or unique farmlands or land within an agricultural preserve? a Yes ^ No According to the Prime Farmlands of Wright County, Minnesota (USDA NRCS, 1998), the site contains one soil unit that occupies one acre of land and is classified as prime farmland. Two other soil units on the site are considered prime farmland when drained, and these occupy a total of 88 acres. Because the project area is guided for residential and commercial development, no alternative to conversion of prime farmland is readily identifiable. According to the City of Albertville Zoning Map, the project site does not include any established agricultural preserves. The Agricultural Preserve Program ("Agricultural Preserve") is designed to value and tax qualifying agricultural properties located in the metropolitan area. The property must be zoned long-term agricultural by the City in order for the land to be enrolled in the Agricultural Preserve Program. J I~ i~ u t Page 30 "~ Westwood Professional Services, Inc. 1 i~ Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 Designated parks, recreation areas or trails? ^ Yes ~ No Scenic views and vistas? ^ Yes D No Other unique resources? ^ Yes ~ No 26. Visual Impacts Will the project create adverse visual impacts during construction or operation? Such as glare from intense lights, lights visible in wilderness areas and large visible plumes from cooling towers or exhaust stacks? ^ Yes ~ No. If yes, explain. Proposed street and parking lighting will increase the artificial light sources in the project vicinity. Any lighting used will be arranged to deflect light away from adjoining residential areas or from public streets. Any light or combination of lights that cast light on a public street will not exceed one foot candle as measured from the street centerline. Any light or combination of lights that cast light on residential property will not exceed four-tenths foot candle in compliance with Albertville Zoning Ordinance 1000.10. (Glare). t 27. Compatibility with Plans and Land Use Regulations [~ 1 t Is the project subject to an adopted local comprehensive plan, land use plan or regulation, or other applicable land use, water, or resource management plan of a local, regional, state or federal agency? D Yes ^ No. If yes, describe the plan, discuss its compatibility with the project and explain how any conflicts will be resolved. If no, explain. The proposed development is subject to the December 1996 City of Albertville Comprehensive Plan Update ("Comprehensive Plan"). The Comprehensive Plan includes a land use plan that provides the framework to guide and direct future community growth and improvement. The land use plan includes a Proposed Land Use Plan Map ("Land Use Plan Map") that establishes future land use designations for property in the City. The project site is located in District 8, which is bounded by 70th Street on the north, MacIver Avenue on the east, CSAH 19 on the west, and the southern shores of School and Mud Lakes. The Land Use Plan Map designates about 61 acres of the project site Low Density Residential land use and about 33 acres of the project site Commercial land use. Consistent with District 8 planning recommendations, the Commercial land use borders CSAH 19 on the west and was intended to implement the City's goal of establishing a business corridor along CSAH 19 and CSAH 37. Low Density Residential use allows up to five units per acre and a variety of housing types and lot sizes. Commercial use allows a wide variety of retail commercial, service commercial, hospitality and office uses. The overall gross density of the residential portion of the proposed development is 3.53 units per acre. Therefore, the project is consistent with the Comprehensive Plan. No Comprehensive Plan amendment will be required. The project development is also compatible with the Land Use Plan Map designations for surrounding properties. The land use designation of property to the east is Low Density Residential, the Land use designation of property to the south is Commercial, and the land use designation of property to the west of CSAH 19 is Commercial and Industrial. "~ Westwood Professional Services, Inc. Page 31 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 The project site is currently zoned R-lA Residential Low Density Single Family District and B-2A Special Business District. The B-2A District is a new business zoning district that provides for high quality limited retail and service commercial development that serves both local and regional needs. The project proposer has applied for a rezoning from R-lA to PUD Planned Unit Development District for the portion of the project site that is designated Low Density Residential on the Land Use Plan Map. The rezoning is necessary to accommodate the proposed mixture of detached and attached homes and a variety of lot sizes. As required by the City's Zoning Ordinance, the overall density of the project is consistent with the maximum density allowed in the Comprehensive Plan. The project proposer has also applied for a rezoning from B-ZA to PUD for the portion of the property designated Commercial in the Land Use Plan that lies south of the southernmost access road to CSAH 19. The balance of the project site designated Commercial on the Land Use Plan Map will remain zoned B- 2A until subsequent phases of the overall planned development are proposed in response to market demand. As described in the response to Question 14 of this EAW, about 49.36 acres of the project site fall within the shorelands of two Natural Environment Lakes, School Lake and Mud Lake. These project site shorelands are zoned S-1 Shoreland Overlay District on the City Zoning Map. The S-1 designation applies to most of the shorelands of Albertville. Consistent with the goals and objectives of the City's adopted shoreland management controls, the proposed development protects the water quality of School and Mud Lakes, conserves the natural environmental and economic values of the shorelands, and provides for their wise use and development. As described in greater detail in the response to Question 14, the project proposer has applied to the City for a shoreland conditional use permit and variances for the proposed development. As required by the Zoning Ordinance, the City will provide notice of the public hearing on the shoreland zoning approvals to the Minnesota Department of Natural Resources at least ten days before the hearings. 28. Impact on Infrastructure and Public Services Will new or expanded utilities, roads, other infrastructure or public services be required to serve the project? D Yes ^ No. If yes, describe the new or additional infrastructure or services needed. (Note: any infrastructure that is a connected action with respect to the project must be assessed in the EAW; see EAW Guidelines for details.) Certain public infrastructure improvements will need to be constructed in association with this project, and the City of Albertville has planned to expand the municipal infrastructure to accommodate full development of the City consistent with the Comprehensive Plan. Infrastructure improvements necessary to serve Towne Lakes Phase II include sanitary and storm sewer, municipal water service, electrical and telephone lines, municipal streets, and trails. Road improvements will eventually be necessary to widen County Road 19 from two to four lanes along the western property boundary. Impacts and mitigation associated with these improvements are directly tied to the Towne Lakes Phase II Mixed-Use Development and are discussed throughout this document. ~~ t Page 32 „~ Westwood Professional Services, Inc. ' Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 29. Cumulative Impacts Minnesota Rule part 4410.1700, subpart 7, item B requires that the RGU consider the "cumulative potential effects of related or anticipated future projects" when determining the need for an environmental impact statement. Identify any past, present or reasonably foreseeable future project that may interact with the project described in this EAW in such a way as to cause cumulative impacts. Describe the nature of the cumulative impacts and summarize any other available information relevant to determining whether there is potential for significant environmental effects due to cumulative impacts (or discuss each cumulative impact under the appropriate item(s) elsewhere on this form). Assessing the potential for cumulative environmental effects involves identifying cumulative impacts associated with the proposed action, and identifying the geographic scope of cumulative actions affecting natural and cultural resources. Towne Lakes Phase I (Balfany) was an earlier stage of this project that included 150 single- family homes on 85 acres, and its environmental effects were reviewed under the Balfany Residential Development EAW, which was completed in July 2000 and the Albertville City Council adopted a negative declaration on October 30, 2000 (Resolution No. 2000-38). The geographic scope of determining cumulative impacts includes Towne Lakes Phase I and Phase II. These developments cover a total of 178.9 acres, involve grading a total of 160.8 acres of land, and filling, excavating or draining 1.72 acres of wetland. Towne Lakes Phases I and II include similar mitigation measures such as BMPs for soil erosion control, creation of 5.67 acres of stormwater ponding, and creation of 1.74 acres of new wetland. Both projects include a Shoreland Overlay District and include a 30-foot wide upland Shoreland buffer with vegetative plantings around the periphery of Mud and School Lakes to enhance vegetative quality and wildlife habitat, and dedication of parkland along the Lakeshore. Phase I was projected to generate 1,436 vehicles trips per day, and Phase II is projected to generate 9,388 trips per day, for a total of 10,824 trips per day. A majority of the trips from ' Phase I will primarily exit the site easterly along 62"d Street, and trips from Phase II will primarily exit to the west along County Road 19. Thus, the trips will be distributed in a manner that minimizes cumulative effects. As indicated under Item 6d, future stages of development are not proposed in conjunction with this project. Existing land north and west of the site is predominantly agricultural and undeveloped. The City of Albertville Land Use Plan indicates land surrounding the proposed project site is guided for future development that includes Residential, Industrial and Commercial uses. The project proposer does not own or have options on other land in the project vicinity. Consequently, the precise timing and nature of future development in the project vicinity is unknown. However, land located west of County Road 19 is eventually expected to develop, and convert additional land to residential and commercial uses. The land that will be 1 "~ Westwood Professional Services, Inc. Page 33 Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 converted is predominately cropland, with smaller areas of wetland, grassland, and woodland. 30. Other Potential Environmental Impacts If the project may cause any adverse environmental impacts not addressed by items 1 to 28, identify and discuss them here, along with any proposed mitigation. No other adverse environmental impacts are anticipated as a result of this project. 31. Summary of Issues Do not complete this section if the EAW is being done for EIS scoping; instead, address relevant issues in the draft Scoping Decision document, which must accompany the EAW. List any impacts and issues identified above that may require further investigation before the project begins. Discuss any alternatives or mitigative measures that have been or may be considered for these impacts and issues, including those that have been or may be ordered as permit conditions. Table 31.1. Summary of Issues and Mitigation Measures Item Title Issues / Miti ation Measures Mitigation of unavoidable wetland impacts, wetland 12 Physical Impacts on Water replacement, and creation of stormwater ponding; Resources Approvals from the City of Albertville, U.S. Army Corps of En ineers, and the Minnesota DNR. Sealing and abandonment of wells on the property; 13. Water Use Compliance with DNR Water Appropriation Permit re uirements. Compliance with the intent of Albertville Shoreland 14 Water-Related Land Use Ordinance; Approval of a Shoreland CUP and Variance; . Management Districts Installation of Shoreland Buffer and Vegetative Filter Stri s. 16. Erosion and Sedimentation BMP implementation; Compliance with NPDES/SDS General Permit re uirements. Hazardous Solid Wastes Proper disposal of existing above-ground storage tanks; 20' , Wastes, and Storage Tanks Installation of potential future above orbelow-ground stora e tanks in com liance with MPCA re lations. 21. Traffic See Traffic Study Compatibility with Plans and Rezoning from R-lA (Low Density Residential) and B- 27' Land Use Regulations 2A (Special Business District) to PUD (Planned Unit Develo ment . u 1 I~!I 1 it Page 34 "~ Westwood Professional Services, Inc. ' Towne Lakes Phase II Mixed-Use Development DRAFT EAW January 17, 2003 RGU CERTIFICATION The Environmental Quality Board will only accept SIGNED Environmental Assessment Worksheets for public notice in the EQB Monitor. I hereby certify that: The information contained in this document is accurate and complete to the best of my knowledge. The EAW describes the complete project; there are no other projects, stages or components other than those described in this document, which are related to the project as connected actions or phased actions, as defined at Minnesota Rules, parts 4410.0200, subparts 9b and 60, respectively. Copies of this EAW are being sent to the entire EQB distribution list. Signature. Date Title: Linda Goeb, City Administrator The Environmental Assessment Worksheet was prepared by the staff of the Environmental Quality Board at Minnesota Planning. For additional information, worksheets or for EAW Guidelines, contact: Environmental Quality Board, 658 Cedar Street, St. Paul, MN 55155, (651) 296-8253, or www.mnplan.state.mn.us u "~ Westwood Professional Services, Inc. Page 35 ~~ n 0 0 a°, Data Source: Mn/DOT BaseMap (2002), MNDNR Lakes & Weflands. ', o Legend Towne Lakes Phase II Project Area °' Lake/Wetland/River a w t ~~>'~"` Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 Towne Lakes Phase II N 0 ~ 5,000 Feet Date: January 17, 2003 Site Location Map 1 Albertville, Minnesota EXHIBIT 1 © 2002 Westwood Professional Services, Inc. t~ ti- M a w: .a :.~_.~__: ~ Data Source: Aerials Express (2002), Mn/DOT BaseMap (2002) rn rn Legend o Towne Lakes Phase II Project Area 0 a. f47 Westwood Professional Services, Inc. ' 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 Towne Lakes Phase II Albertville, Minnesota Y ,y 2 1,~s $, C -_,~ -_ ~~--+a`4 ~. .~ r _ ~ - I N 0 1,000 Feet Date: January 17, 2003 2002 Aerial Photography and Adjacent Land Use EXHIBIT 2 n c. POND 5 70TH STREET N.E. POND 6 ~ ~ _ _ -- _ _ - .. ~ ~ ~~ a~ ~ i ~ ~ ~~ ~~ _-- __ ,, ~ '~; ' ~~~ ~OMMERC/AL ~ OFF/CF/R£TA1L / ~ , /CBI _ - - -~-'~ ~~ ~ ",LTLAND FILL ~T / / ~'~ ~ I 1 _ / U ~- ~ .'' ~ 11,434 S. F.~~NETLAND 1 ~ ,. F. DNR I ~` -_ CREATION `BLOW 949 WETLAND FILL -- _ ~ ~ - ~~ \~\ y1,356 S.F 4,44 S. F. ~ ~ ~; ~ ~ : > ~ ~ ~ ~~~ wErLAND FILL wE A - ~~ - I I ~ ~ ~ ~ D WAGE ~~ ourcor e ~ . ~ ~ ~ ~ ~ , ' ~ _~~° ~~ COMMERCIAL ~ ~ ~ ~ ~ ~ ,i ~ ' i ~~ ~ ~ ' % ~ ~ \ OFRCE~RETAI ~ ~ ~ ~ y-~ ~L~ ~ ~ ~, y~~= i ~ MUD LAKE Q POND 3 ~ ~~ ~ ~ ~. ~ ~ ~ j ~ OHWL 947 65 n ~ ~ _ ~ ~ _ ~~ ~ ~ ~i,318-ter. F - ~ ~xcnvAltoN~ PARK ~ TOWNS LAKES ~ ~ ti• ~~ ~ POND z `~ ~I ~ ~ PHASE i +~ ~ WETLAND ~ -.- ~J DRAINAGE U ~ ~ ~ ~~ ' ~ _ POND NG D ,~ 5,146 S.F ~~ ~ - WETLAND FILL _ ourcor c ~ ~ ~ /~ ~~ ~ COMMERCIAL ,~'~/ PARK OFF/CE/RETAIL ~ ~~ ~_ ~~~~}' ~~~ ~- _-~ ~ ,c' y ~ ,~~ _ , ~ ~ / p ~~~~ ~~ Y F ~~ ~ ~~ ~ 1,102 S. F. F ~ ~ ~~ ~y ~__,, ~ M2 WETLAND FILL WETLAND \\ 12,710 S. F. WETLAND EXCAVATION E ~~*^" ~ ~ I CREATION BELOW 948 ~ 2,960 S. F. ; ,'! ~~~~P K MP WETLAND FILL "~ ~ 2,592 S. F. WETLAND ~~ C EATION BELOW 948 SCHOOL LAKE ~ / M 2 OHWL 947 65 F ~ 2,568 S. F. WETLAND _ O _ \\\~ i CREA ION BELOW 948 POND 4 ~ ~~ L Single Faauly 10,000 s.f. (24 lots) i Single Family 15,000 s.f. (10 lots) Detached Townhome (55 units) Row Townhome (102 units) ~ ''.I Twinhome (24 units) Towne Lakes Phase II Project Azea Prepared by: Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 952/937-5150 Fax: 952N337-5822 Towne Lakes Phase II Albertville, Minnesota N 0 400 Feet Date: 12/31/02 19990360.O1WTF2.DWG Preliminary Site Plan EXHIBIT 3 c. u \ ~ ,~ ~ I = ~~ ~ a ,TH STREET N.E. _ _ L I_ I -- ~ -- a~ .. _- -- - -.- - - - - '. ' ~ r - ... Well 'l WETLAND B WETLAND A 'I _ TYPE 1, PEMA a,~` ~ TYPE 5/1 AREA=8,400 S0. FT. AREA=9,907 SQ. FT. C ~ . ~ C~ ~ \ ~ F 1, x \\ ~ ~ ~ m J~ ~ A e n asx ~2 ° G k it „ ~ ~a m °~~J'd \ ~\ \\~ J ~ ° z ` ~ ~' MUD LAKE Q WETLAND C '~ _~ ~ OHWL 947.65 ~ I TYPE i, PEMAd s ~, ~ ° ~~11 "_ I _ AREA=7,357 SQ. FT. _ _ _ ~aXa _ ___ ,~rsa ,~- e'> ~~ TC~WNE LAKES,. ' ~ ~ g _ lectnc Transmission Line ~ N r. ~' ~" '~ ~asement per Goa No. I ~HASG ~ \~ _ - 188669 _. ~ _~ ~ ALFANY Z I } ,. °~ ~ s ~ ~ ~ ~ ,5, ~ '°° I \ O' WETLAND D °'° ° ~ R ., TYPE 1, PEMAd ~ i ,o s ~ ~~ AREA=6,804 S0. FT. ~ ~ j T - ~ ~ x <~, _ Existing ~ _~; .r" - ~ Farnstead, ~~ r ~~ _1 ~ -~; ' cRrh_ _. ~ _ ~ ~ _ '-- l m ~ _ ~ Well , o ~(J ~ ,.a - - - - ~ ~ sr - ~_ ~~ ~ ~ WETLAND E , V - TWE 1, PEM~d` ~ WETLAND F (WESTWOOD) \_~~ ~ AREA=2,96 S0. FT.~ TYPE 5, PUBH with ~ ' 'c ~ TYPE 1/3, PEMA/PEMC ~ ( fringe ~~ Existing AREA=19,914 S0. FT. ~\ N ma °s House 1 _ ~~, Y \ ~ ~~ water Leve SCHOOL LAKE ~ ~ ~ ~ ~ ~ ~ °° E ~~ ,. ~ i ~~ ~ ~° OHWL 94265 ~ - \\~ ~ ~,. -JI ~ \ N Lam- Towne Lakes Phase II Project Area 0 ~ F22t gate: 12/31/02 19990360.O1WTF3.DWG Pre~red b~ Towne Lakes Westwood Professional Services, Inc. Phase II 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 952/937-5150 Fax: 952/937-5822 Albertville, Minnesota Existing Conditions EXHIBIT 4 iL u n u fl 0 J 0 Data Source: MNDNR Minor Watersheds (1999), USGS DRG (St Michael Quad, 1991) ~ Legend (~ Towne Lakes Phase II Project Area ~ Delineated Wetland Tilled Agricultural Field ~_ Brush/Grassland/Lawn/Landscaping 'Impervious Surface/Pavement/Building A 0 400 Feet w" Woodland/Forest Towne Lakes Date: January 17, 2003 uS ":, ~g~a}'~?~ Westwood Pro essional Services, Inc. 7599 Anagram Drive Pha II Existing ~. Eden Prairie, MN 55344 se Cover Types 952-937-5150 Albertville, Minnesota EXHIBIT 5 © 2002 Westwood Professional Services, Inc. -~' . t ~ - - - Towne Lakes Phase II Albertville, Minnesota N 0 400 Feet Date: January 17, 2003 National Wetlands Inventory Mapping EXHIBIT 6 s, Inc. 70TH STREET N.E. __ ~~ ~ - \ ~ - ~ r ~~ ~ _ ~~ ~ - -- COMMERCIAL l \ OFFICE RETAIL ~ ~'' -~ ,~ ,~ ~~ F" - , ~ ~~ a\~~ r // i ~ ~ ~ J _- / ~ I ~ ~'~ ' / j ~ - -~ ~ -~ ~ ~ ~ -~ I o i o r` ~ COMMERCIAL OFFICE £TA/L I % ~ MUD LAKE ~ // Q ~ ~ \~ ~',. ~ I, ~, ~ ~ ~ ~ ~ OHWL 94Z 65 ~ \ ~ - r TOWNS LAKES PARK ~' -, ~g~~ ~~ ~~ ~ PHASE l ~~~ ~ ~ ` _ I (BALFANY) ~ ~ ~~ =~g~ V ~~ I~~ ~~~ ~ ~ ~, ~ ~ ~ i ,COMMERCIAL ~ ~~y i!° ~ ' ~ ~ \ PARK !, \ OFFICE/RETA/L ~ ~~ ~ \ ~- ~ ~ ~ ~ ~ yx ~~_ `' ~~ A ~ ~ , ~ ' i ~ A ~.~ r ; ~ ~ ~~ ~~ ~i `°~~PARK /~ ~ ~ ~ I ~ ~- ... ` ~ % ;\ SCHOOL LAKE \ i oNw~ 94zss \ L -. ,.~„T. _.~;~ Tier 1 limits - - - Tier 2 limits Tier 3 /Shoreland limits Towne Lakes Phase II Project Area Prepared by: - -Westwood Professional Services, inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 952/937-5150 fax: 952/937-5822 ~~ ~~ ~,~ N 0 400 Feet Date: 12/30/02 19990360.O1WTFLDWG Towne Lakes Phase II Shoreland Tier Analysis Albertville, Minnesota EXHIBIT 7 I r~ n ri 0 fl u u 1 © 2002 Westwood Professional Services, Inc. _ -- ~ ' I I _ _ r-- + ~' J _ ~ - - - ., - -- ,....~ 1~' Y f I ~ f . . _ -~ ~~--_-'+ Otsego~~r~eek Vf~:atershed j • - I• _ •~,~, ~ y/~/~ y `•I ' I - - _ ~.. -'' ~ 1' I-_ li ~~ _.- ~ III` i .• `li 4~ ... .- -_- I - 4~ v ,C14.,. -_ T I - J' .- _I~. ; C ''I'II` I I _ -.3.4:~ - ~ „ '- - •~- ~ ~'~}.r4G~-~• - --_ 7 J-~w1~Y~ I _ F ~ ITS s ~ ~_ `.`~ .. ` '`I ~7 ~~ ~ ---- I -- 1F,aT.L~[' - 3~Y:RP - ~-h~T1Y. - I I ~f===~ k I ti k 2 •_: '~-. - ' .- _ ~ ~i'~.Itl a I 'fl_ r~ -- ~• }I . I ~ F~ <--e ~'. g ~g . f _ ~.y3 .Tiy, - ~ ~ _i~1 _ ~ rT S • ~ ~° F r 3 I _.. ~' ~ ~~ - ! ~ `II~ i '' ''`,` - - ~ 62nd St ~'. +selr~.y~~Y I I_'~ - Y ~'I }_B~~C~' ~i -' -f` . ..} ',r ~ 3al .. •..~.. 3~.>.. ~~~ y ~ ~~„~~_ '•, I1<'spo2xll 5-- ~ ~ 14 ~' - - X61 ~l1 ~; .~'~ . ~, ~ I ,~` _ - 9f7-.- _~ r; _ arm -~ • ~,~' ---~`:'I':~.~.~ • I'._.~.. - , ~~ g5i' : i --` ._~ •. -- -- -~- 4 Pelica~r take Ufj; tershe~ { - ~ ~~`,~ ~ ~?: ~~ _ ~.~ .~.~' ~ ~_ ~ {I.~'}~ r'~~J .: 14ti .. - - .•^ ~.., k `~: -. :yC`,.5~~--_ ~ ' °''«~af.- '-+---=a^--~ _.. •~ ~~~~-. -- • ' ` ~ ••'' .r'~""~.`,~>'..~,'xv;='' ~G ~avlrRtvW.~tershed ~~~' f f~lf I ~~'ti_ ` .. ~~ I ~< +l _~, ~.. f~ J ~`v _~95`f 5..:..}u A'.4. `F~•r ~ Ik _ ti', ~ j l +1 ~y ~L ~ 11 375 ~~ ~~I ,7,t Data Source: MNDNR Minor W atersheds (1999), USGS DRG (St. Michael Quad, 1991) gL~eg-end N $ 'Towne Lakes Phase II Project Area Minor Watershed o zooo Feet ~~ `Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 952-937-5150 Towne Lakes Phase II Date: January 17, 2003 USGS Topography and Minor Watersheds ' Albertville, Minnesota I EXHIBIT 8 ~TLCT A n C MERC/AL L Towne Lakes Phase II Project Area ~~- Proposed Contours fixisting Contours Prepared by: ,Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Phone: 952/937-5150 Fax: 952/937-5822 7~~r~ ~;~~~Er N.~. Towne Lakes Phase II Albertville, Minnesota POND 5 PONC o"" c I ~ MUD LAKE ONWL 94265 E~\; ~` \t i N 0 400 Feet vate: 12/31/02 19990360.O1WTF7.DWG Preliminary Grading Plan EXHIBIT 9 1 December 5, 2002 Shannon Hansen Minnesota Department of Natural Resources Natural Heritage and Nongame Research Program, Box 25 500 Lafayette Road St. Paul, Minnesota 55155-40__ Phone: (651) 296-7863 Fax: (651) 296-1811 E-mail: sazah.hoffmann@dnr.state.mn.us Westwood Professional Services, Inc. 7599 Anagram Drive Eden Prairie, MN 55344 Re: Request for Natural Heritage information for vicinity of proposed Vetsch Property Mixed-Use Development, T121N R24W Section 36, Wright County NHNRP Contact #: ERDB 20030476 Dear Ms. Hansen, The Minnesota Natural Heritage database has been reviewed to determine if any rare plant or animal species or other significant natural features are known to occur within an approximate one-mile radius of the area-indicated on the map enclosed with your information request. Based on this review, there are no known occurrences of rare species or natural communities in the area searched. • Please note however, that there are Natural Resource -related issues for Lakeshore developments which should be considered in addition to their potential effect on rare features. If a buffer zone ~" of native vegetation is present around School Lake, I recommend that it be maintained and enhanced. If not, I recommend that one be established. The combination of upland, Lakeshore, and aquatic plants creates a buffer zone of natural vegetation to and around lakes, which provide numerous ecological benefits. Lakeshore and upland plants help stabilize banks and protect the shoreline from erosion by absorbing the forces of wind, waves, and boat traffic. They filter pollutants that would otherwise drain from the watershed into the lake, thereby protecting water quality. Most noticeably, Lakeshore and upland plants provide a variety of vital habitat ' components for wildlife including food, protection from weather and predators, denning sites and nursery areas for young, perching and sunning sites for birds and turtles, and flyways and travel corridors. Aquatic plants produce oxygen, purify lake water by stabilizing bottom sediments and reducing nutrient cycling, and provide underwater cover for fish. Please refer to the enclosed brochures for additional information on aquatic plants and Lakeshore design. If you would like more information on how to enhance Lakeshore habitat for wildlife, I recommend the book, "Lakescaping for Wildlife and Water Quality" which was produced by the DNR Nongame Wildlife Program. This book covers a wide array of topics associated with I managing Lakeshore property and provides step-by-step instructions for designing ecologically sound lakeshores. If you have any questions about the concepts of Lakescaping, please contact Carrol Henderson, Nongame Wildlife Program Supervisor, at (651) 296-0700. Another helpful ' reference is the newly released "Restore Your Shore" CD ROM, which guides the user through the process of protecting a natural shoreline or restoring a degraded shore with a natural buffer zone (see http:/Iwww.dnr.state.mn.us/restoreyourshore/index.html for details). DNR Information: 651-296-6157 1-888-646-6367 TTY: 651-296-5484 1-800-657-3929 An Equal Opportunity Employer Who Values Diversity ~=~~ Printed on Recycled Paper Containing a 1~' Minimum of 10 / Post-Consumer Wasie The Natural Heritage database is maintained by the Natural Heritage and Nongame Research , Program, a unit within the Division of Ecological Services, Department of Natural Resources. It is continually updated as new information becomes available, and is the most complete source of data on Minnesota's rare or otherwise significant species, natural communities, and other natural features. Its purpose is to foster better understanding and protection of these features. Because our information is not based on a comprehensive inventory, there maybe rare or otherwise significant natural features in the state that are not represented in the database. A county-by- county survey of rare natural features is now underway, and has been completed for Wright County. Our information about natural communities is, therefore, quite thorough for that county. However, because survey work for rare plants and animals is less exhaustive, and because there has not been an on-site survey of all areas of the county, ecologically significant features for which we have no records may exist on the project area. Please be aware that review by the Natural Heritage and Nongame Research Program focuses .only on rare natural features. It does not constitute review or approval by the Department of Natural Resources as a whole. If you require further information on the environmental review process for other wildlife- related issues, you may contact your Regional Environmental Assessment Ecologist, Mike North, at (218) , 828-2433. An invoice for the work completed is enclosed. You are being billed for map and database search and staff scientist review. Please forward this invoice to your Accounts Payable Department. Thank you for consulting us on this matter, and for your interest in preserving Minnesota's rare natural resources. Sincerely, A l r ,1 Sarah D. Hoffmann Endangered Species Environmental Review Coordinator ~~ encl: Aquatic plant and Lakeshore design brochures Invoice cc: Mike North IJ i~ RECE~v~~ JAN 21 2000 p(~ E$WSE,S(I~WOOD 3535 VAIlN~41~~ENTER~DR~11~s~ SEH ENTER, ST PAUL, MN 551 f 0 651 490-2000 8Q0 325-2055 ® ARCHITECTURE ENGINEERING ENVIRONMENTAL • TRANSPORTATION January 20, 2000 RE: Albertville, Minnesota Wetland Delineation Boundaries SEH No. A-ALBEV0001.00 ' Mr. David Weetman Westwood Professional Services 7599 Anagram Drive Eden Prairie, MN 55344 Dear Mr. Weetman: This will confirm our meeting of December 14, 1999 when we met on site in the City of Albertville for a field review of the wetland delineation boundaries on the CPDC site around Mud Lake. Mr. Mark McNamara from the Wright S WCD was also present at this meeting. You may recall that on December 14 there was consensus on wetland boundary changes that should be made to four wetland basins in the field. On January 12, 2000 you submitted the four wetland boundary changes to SEH and the Wright SWCD. We are in agreement with these four wetland boundary changes and look forward to receiving your completed wetland delineation report on this site. Sincerely, ~~~ ' Wa ne E. Jac y obson, P.S.S., P.W.S. ' Professional Soil Scientist Professional Wetland Scientist sah c: Mark McNamara, Wright SWCD Pete Carlson, P.E., SEH F:\projects\ablalbev1000[\c\we~tman.j20.wpd SHORT ELLIOTT HENDRICKSON INC. MINNEAPOLIS, MN SI CLOUD, MN CHIPPEWA FALLS, Wl MADISON, WI LAKE COUNTY, IN EQUAL OPPORTUNITY EMPLOYER fl 0 t ~I u 1 3535 Vatlnais Center Drive, 200 SEH Center, St. Paul, MN 55110-5108 651.490.2000 651.490.2150 FAX architecture engineering environmental transportation ~~~,~~r June 8, 2000 JUN ~€ _ 200® RE: Albertville, Minnesota Wetland Delineation Boundaries ~''~~ € °~:'C~D SEH No. A-ALBEV0001.00 ~i~QF~~10;~a~t S~RVI~ES Mr. David Weetman Westwood Professional Services 7599 Anagram Drive Eden Prairie, MN 55344 Dear Mr. Weetman: I had a phone conversation with Mr. Mark McNamara of the Wright SWCD on May 15, 2000 regarding your completed wetland delineation map on the Albertville CPDC site around Mud Lake. Mr. McNamara and I approve the wetland delineation boundaries on the map as shown. However, we must caution you that in the future we will be looking at your wetland boundaries closely. Your boundaries, according to our field inspections, have been low in the past. Please be sure to apply the 1987 Corps of Engineers Wetland Delineation Manual more accurately in the future. Sincerely, _ ~>~ ayne E. Jacobso .S.S., P.W.S. Professional Soil Scientist Professional Wetland Scientist sah c: Mark McNamara, Wright SWCD Pete Carlson, P.E., SEH Uspfiles l~orpdoclwp\projects\ab\atbev\0001\c\weetman.m26.doc Short Elliott Hendrickson Inc. Offices located throughout the Upper Midwest Equal Opportunity Employer We help you plan, design, ¢nd ¢chieve. o~ 1 1 1 1 1 1 1 1 1 i i 1 1 i 1 1 1 1 ~~~ Y °' c 3.; ~ ~~ O ' MQ.a1 ~--~~ '-N~ .7L` --- I .~ o i ¢~ ~ wrn ~a M _~ it i ~w~ ~ m~< Q1 ~~ H \4 ¢ WN ate: `~.o-' i II ~WW ` ¢~~~ ID ¢ ~- C'J ~_ fn N ~a r t0 ZNQ W mbar f y M ¢ $ J ~ ~. O I', O e J ~' = S N O `, l_ y~~ i~~~ )s ~~ S ~ m a I ~~ ~~ ~ $ °4~ 3~ ~ ~C ."' F~ _4~' m g M g - -~----- ~ I- i ---- ~ I ~ I ~ i ~ 1 ~ ~ ~ I I ci I I ~~ ~ ~ r', I I I ~N~d- Z ° w¢ ~ ~ ~ F II ¢~~ ~rn~ ~ vN . O V O -~ . ~~ ~~ 9 O o~ 4 q ¢ V ^ ~ C O i yq w o ~ ~ +M q ~ ~~ dS E~= U mo~~ ~~ da o ` ~3 - W y a ~ u o ~ o'-; ~ y w U i ~ v 3 t r o„ ` m ggo3 O C Q U ~ O 'G . b~ b 0 ~^ Oq O ~ ~ q o U o N +~'~ W . .EN CO ' S`*~°~ c 0 0 oa,F°~o ` pm or: c v ooo~'. s ~ y , -0 ,, 0 3 a i t ~ o ~ 0 ~ ~ , C ~ ~ y ~ O yB ~~ c3; 3 y~~ 1~ ~~W ~ ~ O a~ 9 O ~ t ~ 6t {{ Q, a O y j O 99 {~9 i 4~ d fy g o m "a `v' t8 o h cv vo cv o3~~.. ~7a t ~ ~ Q i 3~• ~s '~'~ {a S~ fA a g p¢¢ ~6 /~ Unique No. 00437596 MINNESOTA DEPARTMENT OF HEALTH WELL Update Date 2002/06/07 AND BORING RECORD County Name Wright Minnesota Statutes Chapter 1031 Entry Date 1992/07/17 Township Name Township Range Dir Section Subsection Well Depth Depth Completed Date Well Completed 121 24 W 36 BAAACB 200 ft. 200 ft. 1988!04/07 Well Name VETSCH, DANIEUBARTHEL C Drilling Method Non-specified Rotary Contact's Name VETSCH, DANIEUBARTHEL C Drilling Fluid Well Hydrofractured? ^ Yes ^ No From ft. to ft. ALBERTVILLE MN Use Domestic Casing Drive Shoe? ^ Yes ^ N Hole Diameter in. to 200 ft. GEOLOGICAL MATERIAL COLOR HARDNESS FROM TO Casing Diameter Weight(Ibs/ft) CLAY 0 15 4 in. to 185 ft. 1.89 GRAVEL + CLAY 15 120 SHALE 120 200 Screen N I Open Hole From 185 ft. to 200 ft. Make Type Static Water Level 30 ft. from Land surface Date, 1988/04/07 PUMPING LEVEL (below land surface) ft. after hrs. pumping 40 g.p.m. Well Head Completion Pitless adapter mfr MONITOR Model Casing Protection ^ 12 in. above grade ^ At-grade(Environmental Wells and Borings ONLY) Grouting Information Well grouted? ~ Yes ^ No Material From To (ft.) Amount(yds/bags) G 0 185 Nearest Known Source of Contamination ft. direction type Well disinfected upon completion? ~ Yes ^ No Pump ^ Not Installed Date Installed Y Mfr name AERMOTOR Model HP 0.5 Volts Drop Pipe Length 60 ft. Capacity g.p.m Type S Any not in use and not sealed well(s) on property? ^ Yes d^ No Was a variance granted from the MDH for this Well? ^ Yes ^ No USGS Q d Bi L k 954 ua : g a e Elevation: Aquifer: CAMB Alt Id: Well CONTRACTOR CERTIFICATION Lic. Or Reg. No. 27056 License Business Name Re ~~ Co Name of Driller TORGERSON. S. 0 t n HE-01205-06 (Rev. 9/96) 1 MINNESOTA HISTORICAL SOCIETY STATE HISTORIC PRESERVATION OFFICE December 19, 2002 ~~~~~ DEC 2 3 zooz Ms. Shannon Hansen Westwood Professional Services 7599 Anagram Drive ~l~~ i ,~ra~U ~t40.F1=~SICINAL SERVICE r Eden Prairie, MN 55344 RE: Project No. 19990360.01 Vetsch Property Mixed Use Development T121 R24 S36 NW, Albertville, Wright County SHPO Number: 2003-0563 r Dear Ms. Hansen: ' Thank you for consulting with our office during the preparation of an Environmental Assessment Worksheet for the above referenced project. Based on our review of the project information, we conclude that there are no properties listed on the National or State Registers of Historic Places, and no known or suspected archaeological properties in the area that will be affected by this project. ' Please note that this comment letter does not address the requirements of Section 106 of the National Historic Preservation Act of 1966 and 36CFR800, Procedures of the Advisory Council on Historic Preservation for the protection of historic properties. If this project is considered for federal assistance, or requires a federal permit or license, it should be submitted to our office with reference to the assisting federal agency. PlcMgg car;±act L!S at X51) 29U-5462 if you havE any gUeS:~~nS regardii og Cii1r i,~iiTi~-t`~ei ~i5 vii i~iiS project. Sincerely, Dennis A. Gim~i~r~~~at Government Pro rams and Com liance f ~ g p O ftcer 345 Kellogg Boulevard West/Saint Paul, Minnesota 55102-19061 Telephone 651-296-61.26